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Property profile & analytics
OFF-MARKET
Estimated value
$8,265,000
Assisted living facilities
16910 Woodruff Ave Bellflower, CA 90706-6036
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6434473
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Construction
WOOD
Total area
25,528 SF
Lot
1.28 ac (55,543 SF)
Zoning code
BFM1*
APN
7017-021-008
UPID
US09-6434473
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
-
Bel Tooren Villa Convalescent Hospital Nursing Home
-
Villa Del Sol Post - Acute Employment Agency
-
Villa del sol Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.27M
Owner & transaction history
Bellflower Property Holdings LLC · 3 yrs held
Bellflower Property Holdings LLC
since 2022
Last sale
$8.4M
7 recorded transactions
Zoning & alternative use
BFM1* · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.6M
+64.6%
Office building
$8.5M
+20.4%
Commercial (general)
$7.7M
+9.3%
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
$8,175,000
ML approach
$8,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$7,050,000
Current use
MEDICAL BUILDING
$11,605,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$8,490,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,700,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,630,000
Change: +8% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,500,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$8.27M
Range $7.44M – $9.09M · ±10% · vs last sale $8.45M (Aug 18 2022)
Last sale anchor
$8.45M
Aug 18 2022
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
$324 / 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
$54,731
Tax year 2024
Assessed value
$3,407,839
Assessed 2024
Previous assessed
$3,407,839
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$1,178,540
Assessed improvement
$2,229,299
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
1968
Construction
WOOD
Heating
NONE
Stories
1
Total area
25,528 SF
Lot
1.28 ac (55,543 SF)
Zoning code
BFM1*
APN
7017-021-008
UPID
US09-6434473
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFM1* · Bellflower, CA
Zoning BFM1* · permitted uses
BFM1* · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$7.1M
MEDICAL BUILDING
Est. value
$11.6M
OFFICE BUILDING
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$7.6M
WAREHOUSE, STORAGE
Est. value
$7.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1968
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.28 ac
Current owner
From public records · entity-resolved
Bellflower Property Holdings LLC
Entity
Mailing address
3450 OAKTON ST, SKOKIE, IL 60076-2951
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 18, 2022
$8,446,318
Bellflower Property Holdings LLC
Bellflower Medical Investors LLC
Grant Deed
—
Sep 19, 2000
—
Blf Medical Invrs
Life Care Ctrs Amer,
Quit Claim Deed
related
—
May 30, 1996
$3,000,000
Life Care Centers America INC
Cumberland Healthcare LP
Trustees Deed
—
May 30, 1996
—
Life Care Centers America
Cumberland Healthcare 1-a,
Quit Claim Deed
related
—
Dec 30, 1994
—
Cumberland Healthcare LP I-a
—
Deed Of Trust
related
$5,000,000 · Raymond James Financial
—
—
Bellflower Medical Investor
—
Deed Of Trust
related
$3,244,000 · Capital Funding INC
—
—
Med Investors Bellflower
—
Deed Of Trust
related
$3,244,000 · Capital Funding INC
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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