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Property profile & analytics
OFF-MARKET
Estimated value
$5,200,000
Office buildings
16404 Colima Rd Hacienda Heights, CA 91745-5502
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0322372
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
WOOD
Total area
11,699 SF
Lot
0.51 ac (22,315 SF)
Zoning code
LCC2*
APN
8294-018-030
UPID
US10-0322372
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
by Request
CAP Approach
CAP
$4.20M
Comparable Approach
Comparable
$5.84M
Blend (final)
Blend
$5.20M
Owner & transaction history
Js Song Colima LLC · 14 yrs held
Js Song Colima LLC
since 2011
7 recorded transactions
Zoning & alternative use
LCC2* · Hacienda Heights, 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 Hacienda Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hacienda Heights 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,545,000
6.5%
$4,195,000
7%
$3,895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,350,000
Current use
RESTAURANT
$5,770,000
Change: -9% · Conversion: Moderate
MEDICAL BUILDING
$5,320,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$5.20M
Range $4.68M – $5.72M · ±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
$444 / 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
$46,206
Tax year 2024
Assessed value
$3,699,246
Assessed 2024
Previous assessed
$3,699,246
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$985,137
Assessed improvement
$2,714,109
Applied tax rate
15.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
11,699 SF
Lot
0.51 ac (22,315 SF)
Zoning code
LCC2*
APN
8294-018-030
UPID
US10-0322372
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Hacienda Heights, CA
Zoning LCC2* · permitted uses
LCC2* · Hacienda Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hacienda Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.4M
RESTAURANT
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.3M
OFFICE BUILDING Current
RESTAURANT
MEDICAL 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
1981
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Js Song Colima LLC
Entity
Mailing address
511 CATALINA RD, FULLERTON, CA 92835-2418
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2011
$1,160,000
Js Song Colima LLC
Grasmere Trust
Grant Deed
—
Nov 3, 2011
—
Bruce T Mulhearn
Tomazina Mulhearn
Intrafamily Transfer
related
$4,000,000 · First Citizens Bank & Trust Co
Oct 11, 2011
—
Tomazina Mulhearn
Grasmere Trust
Grant Deed
related
—
Dec 7, 2007
—
Grasmere Trust
—
Trustees Deed
related
$2,380,000 · First Regional Bank
Nov 5, 2007
—
Grasmere Trust
Mulhearn Realtors INC
Grant Deed
—
Nov 2, 2007
—
Grasmere Trust
Mulhearn Realtors INC
Grant Deed
related
—
Nov 1, 2007
—
Grasmere Trust
Mulhearn Realtors INC
Grant Deed
related
—
Jul 13, 1995
—
Feld,laverne S Trustee
Suggs,l
Grant Deed
related
—
—
—
Js Song Colima LLC
—
Deed Of Trust
related
$1,740,000 · First Citizens Bank & Trust Co
—
—
Feld Trust
—
Deed Of Trust
related
$55,000 · Stathes Trust
—
—
Grasmere Trust
—
Deed Of Trust
related
$2,345,000 · First Regional Bank
—
—
Grasmere Trust
—
Deed Of Trust
related
$150,000 · Fredricka A Older
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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