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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Assisted living facilities
15602 Belshire Ave Norwalk, CA 90650-6726
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-7111009
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
WOOD
Total area
13,992 SF
Lot
0.73 ac (31,652 SF)
Zoning code
NOR3
APN
8082-019-039
UPID
US09-7111009
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cardinal Yu Pin Manor Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$795k
Owner & transaction history
Paul Yu-pin Mem Foun · 19 yrs held
Paul Yu-pin Mem Foun
since 2006
7 recorded transactions
Zoning & alternative use
NOR3 · Norwalk, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Norwalk submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norwalk submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$795k
Range $716k – $875k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$57 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$56,078
Tax year 2024
Assessed value
$4,146,850
Assessed 2024
Previous assessed
$4,146,850
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$2,759,701
Assessed improvement
$1,387,149
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Units
31
Bathrooms
34
Total area
13,992 SF
Lot
0.73 ac (31,652 SF)
Zoning code
NOR3
APN
8082-019-039
UPID
US09-7111009
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
NOR3 · Norwalk, CA
Zoning NOR3 · permitted uses
NOR3 · Norwalk, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norwalk. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Units
31
Bathrooms
34
Lot
0.73 ac
Current owner
From public records · entity-resolved
Paul Yu-pin Mem Foun
Individual
Mailing address
15602 BELSHIRE AVE, NORWALK, CA 90650-6726
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2006
$3,150,000
Paul Yu-pin Mem Foun
Kuwada II LLC
Grant Deed
—
Apr 12, 2005
—
Kuwada II LLC
Kuwada II LLC
Grant Deed
related
$1,156,500 · Wing Lung Bank Ltd
Mar 11, 2005
—
Gary H Kuwada II LLC
Kuwada,gary H
Quit Claim Deed
related
—
Mar 8, 2005
—
Gary H Kuwada
Park,eun C
Quit Claim Deed
related
—
Mar 8, 2005
$1,532,000
Gary H Kuwada
Ampp-iv
Grant Deed
$1,079,400 · Western State Bank
Sep 12, 2003
—
LP Ampp IV
Perez,jose V & Lourdes I
Quit Claim Deed
related
—
Sep 8, 2003
—
Jose V Perez
Perez,jose V
Quit Claim Deed
related
—
May 31, 2002
—
J Perez
Perez,l
Quit Claim Deed
related
—
May 31, 2002
$1,850,000
Jose V Perez
15602 Belshire Properties
Grant Deed
$1,215,000 · Western State Bank
Feb 12, 1999
$1,100,000
15602 Belshire Properties
Sowamco V Ltd
Grant Deed
$900,000 · Seller
Jul 1, 1998
$800,000
Sowamco V Ltd
Salanga,ely L & Imelda L
Trustees Deed
—
Mar 3, 1994
—
Tuadles Lilia Y
—
Deed Of Trust
related
—
—
—
Wilfredo B Tuadles
—
Deed Of Trust
related
$25,000 · Individual
—
—
Jose V Perez
—
Deed Of Trust
related
$1,215,000 · Western State Bank
—
—
Salanga Ely L
—
Deed Of Trust
related
$270,000 · Mechanics National Bank
—
—
Lilia Y Tuadles
—
Deed Of Trust
related
$303,684 · Maya Mia Corporation
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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