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Property profile & analytics
OFF-MARKET
Assisted living facilities
17800 Woodruff Ave Bellflower, CA 90706-7029
Individually Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7365306
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1958
Construction
WOOD
Total area
27,262 SF
Lot
1.97 ac (85,757 SF)
Zoning code
BFCOPD*
APN
7163-018-020
UPID
US09-7365306
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
-
Jennifer Penner, LCSW Foster Care Service Social Service Agency
-
Heather L. King, MFT Marriage Or Relationship Counselor
-
VVCM+GJC Bellflower, California Alternative Medicine Practice
-
Beacon Ministries Church
-
CenExel CIT Research Institute
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
United Pentecostal Assembly · 23 yrs held
United Pentecostal Assembly
since 2003
3 recorded transactions
Zoning & alternative use
BFCOPD* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,796
Tax year 2024
Assessed value
$2,044,698
Assessed 2024
Previous assessed
$2,044,698
+0.0% YoY
Effective rate
0.43%
On assessed value
Assessed land
$1,831,718
Assessed improvement
$212,980
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
1958
Construction
WOOD
Heating
NONE
Stories
1
Total area
27,262 SF
Lot
1.97 ac (85,757 SF)
Zoning code
BFCOPD*
APN
7163-018-020
UPID
US09-7365306
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFCOPD* · Bellflower, CA
Zoning BFCOPD* · permitted uses
BFCOPD* · 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
1958
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.97 ac
Current owner
From public records · entity-resolved
United Pentecostal Assembly
Individual
Mailing address
10248 ALONDRA BLVD, BELLFLOWER, CA 90706-4002
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2003
$2,250,000
United Pentecostal Assembly
Alta Bellwood Hospitals INC
Grant Deed
$1,600,000 · East West Bank
Oct 2, 1998
$3,500,000
Alta Los Angeles Hospitals INC
Paracelsus Real Estate Corp
Grant Deed
$22,000,000 · Hcfp Funding INC
—
—
Alta Bellwood Hospitals INC
—
Deed Of Trust
related
$2,100,000 · Heller Healthcare Finance 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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