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Property profile & analytics
OFF-MARKET
Estimated value
$6,585,000
Community centers
1617 Hacienda Blvd La Puente, CA 91744-1137
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7937530
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1963
Construction
TILT-UP CONCRETE
Total area
26,204 SF
Lot
2.96 ac (128,929 SF)
Zoning code
LPC2YY
APN
8470-024-035
UPID
US09-7937530
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
$6.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.59M
Owner & transaction history
Sweetbay Laurel Properties LP · 4 yrs held
Sweetbay Laurel Properties LP
since 2021
Last sale
$6.6M
4 recorded transactions
Zoning & alternative use
LPC2YY · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.2M
+7.7%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$6,505,000
ML approach
$6,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,495,000
Current use
AUTO REPAIR, GARAGE
$10,230,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$8,055,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$6.59M
Range $5.93M – $7.24M · ±10% · vs last sale $6.64M (Oct 27 2021)
Last sale anchor
$6.64M
Oct 27 2021
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
$251 / 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
$92,088
Tax year 2024
Assessed value
$6,904,094
Assessed 2024
Previous assessed
$6,904,094
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$6,034,320
Assessed improvement
$869,774
Applied tax rate
9.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
5
Total area
26,204 SF
Lot
2.96 ac (128,929 SF)
Zoning code
LPC2YY
APN
8470-024-035
UPID
US09-7937530
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPC2YY · La Puente, CA
Zoning LPC2YY · permitted uses
LPC2YY · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$10.2M
OFFICE BUILDING
Est. value
$8.1M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Lot
2.96 ac
Current owner
From public records · entity-resolved
Sweetbay Laurel Properties LP
Entity
Free & Clear · 4 yrs held
Mailing address
6420 WILSHIRE BLVD #1500, LOS ANGELES, CA 90048-5502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2021
$6,636,500
Sweetbay Laurel Properties LP
99 Censts Only Stores LLC
Grant Deed
—
Mar 23, 2021
—
99 Cents Only Stores LLC
—
Deed
related
—
Feb 20, 2018
—
99 Cents Only Stores LLC
—
Grant Deed
related
$459,723,234 · Royal Bk/canada
Jul 14, 1997
—
Cent Only Stores 99
Bankers Trust Co Ca Trustee
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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