OFF-MARKET
Investment properties
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Entity Owned Property summary
AI-generated overview
This exceptional two-story, 16,188 square foot shopping center presents a compelling value-add investment opportunity in Rowland Heights, California. Boasting a strong 3.97% cap rate and a substantial net operating income (NOI) of $495,849, this Class B property offers significant upside potential. Built in 2008, the center sits on a 14,946 square foot lot and features a desirable multi-tenant occupancy, including Pacific Alliance Bank, Ajisen Ramen, a hookah shop, a drama school, and a trucking corporation. The property includes convenient underground parking, ample surface parking, and elevator access. Its prime corner location provides excellent visibility and accessibility, situated minutes from the 60 freeway. The asking price is $12,500,000, translating to $772.18 per square foot. The property is offered with a triple net (NNN) lease structure and features 16,000 net rentable square feet. Parcel numbers are 8270006037 & 8270006039. This is a rare opportunity to acquire a well-located, income-producing retail asset with significant growth potential.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
16,526 SF
Lot
0.22 ac (9,679 SF)
Zoning code
LCC1*
APN
8270-006-037
UPID
US09-7970419
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.65M
Blend (final)
Blend
$3.37M
Owner & transaction history
since 2018
7 recorded transactions
Zoning & alternative use
LCC1* · Rowland Heights, CA
Top alternative use upside
Office building
$5.1M
+41.2%
Retail stores
$4.8M
+34.5%
Warehouse, storage
$4.6M
+28.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 17 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$3.37M
Value range
$3.03M – $3.70M
±10% around blend
Estimated value / SF
$204 / SF
Confidence
High
17 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$3.03M
blend $3.37M
$3.70M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,526 SF
Lot area
0.22 ac
Year built
2008
Stories
1
APN
8270-006-037
Assessed value
$8,582,802
Annual tax
$109,731
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.81M
Weighted, 17 comps · high confidence
Evidence
17 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.0 mi away · 14,785 SF
10.6 mi away · 11,734 SF
11.5 mi away · 19,348 SF
11.6 mi away · 21,176 SF
13.8 mi away · 14,843 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.37M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 32 sales
$218
-6%
County 2504 sales
$309
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $204/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+41%
vs current-use indication
Retail Stores
Warehouse, Storage
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 17 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.58M
Move the market yield to see immediate price impact.
Value / SF
$519
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$541k
$10.81M
$7.72M
$6.01M
$601k
$12.02M
$8.58M
$6.68M
$661k
$13.22M
$9.44M
$7.34M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
17 found
High confidence · county-verified
Closest comparable
$8.30M
0.8 mi · Apr 2026 · $423/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$109,731
Tax year 2024
Assessed value
$8,582,802
Assessed 2024
Previous assessed
$8,582,802
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,140,680
Assessed improvement
$6,442,122
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
8
Total area
16,526 SF
Lot
0.22 ac (9,679 SF)
Zoning code
LCC1*
APN
8270-006-037
UPID
US09-7970419
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Rowland Heights, CAZoning LCC1* · permitted uses
LCC1* · Rowland Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
8
Lot
0.22 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCC1*
Jurisdiction
Rowland Heights, CA
Recorded code
LCC1*
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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