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Property profile & analytics
OFF-MARKET
Estimated value
$3,050,000
Office buildings
2630 San Gabriel Blvd Rosemead, CA 91770-5204
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8053523
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
TILT-UP CONCRETE
Total area
10,448 SF
Lot
0.66 ac (28,840 SF)
Zoning code
RMM1*
APN
5283-012-019
UPID
US09-8053523
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
-
San Gabriel Health Clinic Physician
-
TLC Dental Center Dental Office
-
Christine Huongbuu Dinh Pediatrician Physician
-
Karim Soliman Physician
-
Chen Tenglang DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.05M
Owner & transaction history
T & H Dev Group LLC · 18 yrs held
T & H Dev Group LLC
since 2007
7 recorded transactions
Zoning & alternative use
RMM1* · Rosemead, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.8M
+3.1%
Medical building
$4.8M
+1.4%
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 Rosemead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rosemead 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,060,000
6.5%
$3,750,000
7%
$3,480,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,685,000
Current use
AUTO REPAIR, GARAGE
$4,835,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$4,750,000
Change: +1% · Conversion: Easy
RETAIL STORES
$4,010,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$3.05M
Range $2.75M – $3.36M · ±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
$292 / 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
$48,609
Tax year 2024
Assessed value
$3,734,510
Assessed 2024
Previous assessed
$3,734,510
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$2,630,900
Assessed improvement
$1,103,610
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
10,448 SF
Lot
0.66 ac (28,840 SF)
Zoning code
RMM1*
APN
5283-012-019
UPID
US09-8053523
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMM1* · Rosemead, CA
Zoning RMM1* · permitted uses
RMM1* · Rosemead, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rosemead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
RETAIL STORES
Est. value
$4.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
T & H Dev Group LLC
Entity
Mailing address
931 ALTA VIS AVE, ARCADIA, CA 91006-4516
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2021
—
T&h Development Group LLC
—
Deed
related
$450,000 · Us Bank NA
Dec 14, 2007
$2,900,000
T & H Dev Group LLC
Rosemead San Gabriel INC
Grant Deed
$1,900,000 · General Electric Capital Corp
Sep 14, 2007
—
Rosemead San Gabriel INC
Nguyen,lexuan
Grant Deed
—
Aug 14, 2007
—
Rosemead San Gabriel INC
Vu,jennifer T
Grant Deed
—
Aug 10, 2007
—
Thanh G Phung
Wong,kimberly A
Grant Deed
related
—
Oct 13, 2004
—
Kimberly A Wong
Phung,thanh G
Grant Deed
related
—
Nov 21, 2003
—
Kimberly A Wong
Wong,kenny X
Quit Claim Deed
related
—
Nov 21, 2003
$750,000
Thanh G Phung
Ly,my L
Grant Deed
—
Nov 5, 2003
—
Thanh G Phung
Ly,my L
Grant Deed
related
—
Oct 13, 2000
$669,000
My L Ly
Jen,chia H
Grant Deed
—
Oct 12, 2000
$580,000
Chia H Jen
Ya Mei Investment INC
Grant Deed
—
Dec 18, 1996
$220,061
Ya Mei Investment INC
San Gabriel Blvd Investments
Trustees Deed
—
Dec 19, 1995
—
Wang,richard D & Iscah Y Trustee
Wang,r D & I Y
Quit Claim Deed
related
—
Sep 29, 1988
$655,000
Yang H Lee
Wu
Grant Deed
related
—
Jul 8, 1988
$740,000
Wang Pu
Kim
Grant Deed
related
—
—
—
Roger Wang
—
Deed Of Trust
related
$50,000 · Individual
—
—
Roger Wang
—
Deed Of Trust
related
—
—
—
Thanh G Phung
—
Deed Of Trust
related
$1,300,000 · Preferred Bank
—
—
Mei-chung T Lee
—
Deed Of Trust
related
$192,000 · Individual
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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