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Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Office buildings
4070 Sterling Way Baldwin Park, CA 91706-4223
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7506510
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1945
Construction
WOOD
Total area
5,968 SF
Lot
0.47 ac (20,346 SF)
Zoning code
BPC1*
APN
8553-012-020
UPID
US09-7506510
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.14M
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$1.92M
Owner & transaction history
Planned Parenthood Pasadena · 8 yrs held
Planned Parenthood Pasadena
since 2018
7 recorded transactions
Zoning & alternative use
BPC1* · Baldwin Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
CHAPTER 153: ZONING CODE
Top alternative use upside
Medical building
$2.7M
+80.4%
Restaurant
$2.7M
+78.2%
Auto repair, garage
$2.0M
+34.4%
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 Baldwin Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwin Park 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%
$2,320,000
6.5%
$2,140,000
7%
$1,990,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,505,000
Current use
MEDICAL BUILDING
$2,715,000
Change: +80% · Conversion: Easy
RESTAURANT
$2,680,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,020,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,845,000
Change: +23% · Conversion: Easy
RETAIL STORES
$1,795,000
Change: +19% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,535,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.92M
Range $1.72M – $2.11M · ±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
$321 / 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
$26,926
Tax year 2024
Assessed value
$2,069,559
Assessed 2024
Previous assessed
$2,069,559
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$836,637
Assessed improvement
$1,232,922
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1945
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
5,968 SF
Lot
0.47 ac (20,346 SF)
Zoning code
BPC1*
APN
8553-012-020
UPID
US09-7506510
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BPC1* · Baldwin Park, CAZoning BPC1* · permitted uses
BPC1* · Baldwin Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
CHAPTER 153: ZONING CODE
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$2.7M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1945
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Planned Parenthood Pasadena
Individual
Mailing address
2333 LK AVE, ALTADENA, CA 91001-2463
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2018
—
Planned Parenthood Pasadena
—
Grant Deed
related
$1,085,000 · City Nat'l Bk
Mar 30, 2018
$1,250,000
Planned Parenthood Pasadena
Sour Apple Holdings LLC
Grant Deed
—
Jan 19, 2017
—
Sour Apple Holdings LLC
Ganelis,alexander
Quit Claim Deed
—
Dec 13, 2016
$949,754
Alexander Ganelis
California Td Specialists|de Cardona,maria D M
Trustees Deed
related
—
Apr 17, 2014
—
Maria D M De Cardona
Carcamo,erick F
Quit Claim Deed
related
—
Apr 17, 2014
$1,100,000
Maria D M De Cardona
You,hongkun & Xiaohui
Grant Deed
$770,000 · Alexander Ganelis
Jan 29, 2014
—
Hongkun You
Sunny House LLC
Quit Claim Deed
—
May 10, 2013
—
Sunny House LLC
You,hongkun & Xiaohui
Grant Deed
—
Mar 7, 2013
$750,000
Hongkun You
Abrr LLC
Grant Deed
—
Nov 5, 2004
$1,170,000
Abrr LLC
Akopyan,yury
Grant Deed
$1,053,000 · Us Bank NA
Jul 17, 2003
—
Yury Akopyan
Kravchinsky,sofia
Quit Claim Deed
related
—
Jun 2, 2003
$740,500
Y Akopyan
Kern,tr
Grant Deed
$740,038 · Kern Trust
Oct 30, 2002
$779,135
Kern,tr
Guerra,carmen & Alan
Trustees Deed
—
Oct 11, 2001
$945,000
Carmen Guerra
Kern Trust
Grant Deed
$730,000 · Kern Trust
Jul 24, 1996
—
Kern,lorraine D Trustee
Kern,l
Quit Claim Deed
related
—
Jul 13, 1995
$236,423
Lorraine Kern
Dipami INC
Trustees Deed
—
Sep 24, 1991
$226,000
Dipami INC
New Committee Cr
Grant Deed
related
—
Aug 29, 1988
—
Healthcare USA
Fmly
Grant Deed
related
—
—
—
Dipami INC
—
Deed Of Trust
related
$158,000 · Individual
—
—
Dipami INC
—
Deed Of Trust
related
$25,000 · 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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