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Property profile & analytics
OFF-MARKET
Estimated value
$6,055,000
Medical Office Space
16506 Lakewood Blvd Bellflower, CA 90706-5164
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7597122
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2009
Construction
TILT-UP CONCRETE
Total area
14,233 SF
Lot
0.59 ac (25,855 SF)
Zoning code
BFCG*
APN
7105-010-001
UPID
US09-7597122
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
-
DaVita Artesia Home Training Medical Clinic
-
Mehta Arvind J MD Medical Clinic
-
Greater Long Beach Vascular Access Center Medical Clinic
-
Azura Surgery Center Long Beach Medical Clinic
-
Steven Posner, MD Physician Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.14M
CAP Approach
CAP
$4.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.06M
Owner & transaction history
Kwan M Lee · 4 yrs held
Kwan M Lee
since 2021
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
BFCG* · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.3M
+43.3%
Neighborhood: shopping center
$8.7M
+33.9%
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
$6,080,000
ML approach
$6,135,000
CAP Approach
CAP Return
Estimation
6%
$4,500,000
6.5%
$4,155,000
7%
$3,855,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$6,470,000
Current use
RESTAURANT
$9,270,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,660,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$6.06M
Range $5.45M – $6.66M · ±10% · vs last sale $6.00M (Sep 2 2021)
Last sale anchor
$6.00M
Sep 2 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
$425 / 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
$77,464
Tax year 2024
Assessed value
$6,367,248
Assessed 2024
Previous assessed
$6,367,248
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,244,832
Assessed improvement
$2,122,416
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
2
Units
1
Total area
14,233 SF
Lot
0.59 ac (25,855 SF)
Zoning code
BFCG*
APN
7105-010-001
UPID
US09-7597122
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFCG* · Bellflower, CA
Zoning BFCG* · permitted uses
BFCG* · 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
MEDICAL BUILDING Current
Est. value
$6.5M
RESTAURANT
Est. value
$9.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.7M
MEDICAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Kwan M Lee
Individual
Mailing address
20 JOYCE RD, HILLSBOROUGH, CA 94010-7316
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2021
—
Kwan M Lee
Ellen H Kim Lee
Intrafamily Transfer
related
$2,000,000 · American First Cu
Jun 3, 2021
$6,000,000
Moh Lee Kwan
Lakewood Blvd Buildings Partnership
Grant Deed
—
Aug 30, 2007
$1,525,000
Lakewood Boulevard Building
Rogers C E & C A Fam Trust
Grant Deed
—
Apr 9, 2002
—
Rogers,carrol E & Carol A Tr
Rogers,c E & C A
Quit Claim Deed
related
—
Apr 9, 2001
$450,000
Carrol E Rogers
Wells Fargo Bank
Grant Deed
$300,000 · Pacific Crest Bank
Aug 16, 1996
—
Wells Fargo Bank Tr
—
Deed Of Trust
related
—
Jul 26, 1996
—
Wells Fargo Bk Trustee
Perry,r
Grant Deed
related
—
May 28, 1996
—
Richard Perry
Wells Fargo Bk Trustee,
Quit Claim Deed
related
—
Feb 23, 1994
—
First Interstate Bank Tr
—
Deed Of Trust
related
—
—
—
Boulevard Building Pt Lakewood
—
Deed Of Trust
related
$1,985,000 · Zions First National Bank
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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