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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Assisted living facilities
16409 Woodruff Ave Bellflower, CA 90706-4911
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8467852
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1963
Construction
WOOD
Total area
23,090 SF
Lot
1 ac (43,601 SF)
Zoning code
BFR3*
APN
7109-007-017
UPID
US09-8467852
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
-
Woodruff Care Home Hotel & Motel Bed & Breakfast
-
Woodruff Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$548k
Blend (final)
Blend
$635k
Owner & transaction history
Woodruff Bellflower Properties · 22 yrs held
Woodruff Bellflower Properties
since 2003
6 recorded transactions
Zoning & alternative use
BFR3* · Bellflower, 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 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
by Request
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$635k
Range $572k – $699k · ±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
$28 / 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
$41,114
Tax year 2024
Assessed value
$2,378,065
Assessed 2024
Previous assessed
$2,378,065
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$795,757
Assessed improvement
$1,582,308
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
44
Total area
23,090 SF
Lot
1 ac (43,601 SF)
Zoning code
BFR3*
APN
7109-007-017
UPID
US09-8467852
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.
Building & site characteristics
From public records
Year built
1963
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
44
Lot
1 ac
Current owner
From public records · entity-resolved
Woodruff Bellflower Properties
Entity
Free & Clear · 22 yrs held
Mailing address
28819 CRESTRIDGE RD, RANCHO PALOS VERDES, CA 90275-5064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2003
—
Woodruff Bellflower Properties
Bolong,tr
Grant Deed
related
—
Nov 3, 2000
—
Bolong,michael T & Teresita C Tr
Bolong,m T & T C
Quit Claim Deed
related
—
Jan 18, 1991
$1,338,000
Bolong,michael T
Project 201
Trustees Deed
$1,248,000 · Seller
Jan 18, 1991
$154,000
Project 201
Nisser John M
Trustees Deed
related
—
—
—
Michael T Bolong
—
Deed Of Trust
related
—
Jun 25, 1963
—
—
—
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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