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Property profile & analytics
OFF-MARKET
Estimated value
$2,895,000
Apartment buildings
16108 Cornuta Ave Bellflower, CA 90706-4810
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-0186199
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1953
Construction
WOOD
Total area
5,732 SF
Lot
0.54 ac (23,326 SF)
Zoning code
BFR3*
APN
7109-005-030
UPID
US10-0186199
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.90M
Owner & transaction history
Philippe Brassard · 1 yrs held
Philippe Brassard
since 2024
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
BFR3* · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+172.3%
Neighborhood: shopping center
$3.5M
+154.5%
Medical building
$2.6M
+90.1%
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 Bellflower submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bellflower 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
$2,895,000
ML approach
$2,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,735,000
Change: +172% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,490,000
Change: +155% · Conversion: Difficult
MEDICAL BUILDING
$2,605,000
Change: +90% · Conversion: Moderate
OFFICE BUILDING
$1,905,000
Change: +39% · Conversion: Moderate
Blend value · Realmo final
$2.90M
Range $2.61M – $3.18M · ±10% · vs last sale $2.90M (Sep 23 2024)
Last sale anchor
$2.90M
Sep 23 2024
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
$505 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$17,514
Tax year 2023
Assessed value
$1,345,113
Assessed 2024
Previous assessed
$1,318,739
+2.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$696,951
Assessed improvement
$648,162
Applied tax rate
2.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
5
Units
12
Bathrooms
12
Total area
5,732 SF
Lot
0.54 ac (23,326 SF)
Zoning code
BFR3*
APN
7109-005-030
UPID
US10-0186199
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFR3* · Bellflower, CA
Zoning BFR3* · permitted uses
BFR3* · Bellflower, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bellflower. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$1.9M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1953
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
5
Units
12
Bathrooms
12
Lot
0.54 ac
Current owner
From public records · entity-resolved
Philippe Brassard
Individual
Mailing address
16226 CLARK AVE, BELLFLOWER, CA 90706-4506
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2024
—
Philippe Brassard
Maurice George Brassard
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 20, 2024
$2,895,000
16108 Cornuta Ave LLC
Delina Brassard Ferfon
Grant Deed
$1,908,000 · Cbre Capital Markets INC
Jul 31, 2019
—
M G Brassard
—
Deed
related
$1,495,000 · First Foundation Bank
Jun 22, 2010
—
Janet A Davis
Davis,sterling M
Affidavit Of Death
related
—
Jan 27, 2004
$965,000
Brassard,tr
Davis,sterling M & Janet A
Grant Deed
$752,000 · Sterling M & Janet A Davis
Nov 17, 2003
—
Nelson,tr
Nelson,james A
Quit Claim Deed
related
—
Jan 1, 1969
—
—
—
Grant Deed
related
—
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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