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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Medical Office Space
415 Vly Blvdc San Gabriel, CA 91776-3728
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US09-7834153
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1978
Construction
TILT-UP CONCRETE
Total area
4,680 SF
Lot
0.46 ac (19,963 SF)
Zoning code
SLC3*
APN
5360-015-049
UPID
US09-7834153
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
-
Theresa H. Truong, PA Physician
-
Wu Tai-Hing MD Physician
-
E Z Medical Physician
-
Kwong Fatt Chin, BS Pharmacy
-
New Valley Medical Group Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.23M
Owner & transaction history
Tai H Wu · 28 yrs held
Tai H Wu
since 1998
7 recorded transactions
Zoning & alternative use
SLC3* · San Gabriel, 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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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%
$1,480,000
6.5%
$1,365,000
7%
$1,270,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,000,000
Change: -6% · Conversion: Difficult
OFFICE BUILDING
$1,760,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±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
$263 / 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
$29,518
Tax year 2024
Assessed value
$2,055,400
Assessed 2024
Previous assessed
$2,055,400
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$1,252,364
Assessed improvement
$803,036
Applied tax rate
8.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
4,680 SF
Lot
0.46 ac (19,963 SF)
Zoning code
SLC3*
APN
5360-015-049
UPID
US09-7834153
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC3* · San Gabriel, CA
Zoning SLC3* · permitted uses
SLC3* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
OFFICE BUILDING
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Tai H Wu
Individual
Mailing address
415 W VLY BLVDC, SAN GABRIEL, CA 91776-3728
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 1998
$1,220,000
Tai H Wu
Eberlin,harry R
Grant Deed
$854,000 · United National Bank
Apr 4, 1990
$202,500
Harry R Eberlin
Super
Grant Deed
related
—
Jan 27, 1989
—
Shops Super
—
Deed Of Trust
related
—
Jan 20, 1989
$1,039,000
Super Shops
Pac
Trustees Deed
—
Jan 20, 1989
$747,500
Pac Finl Exchang
Fong
Trustees Deed
related
—
—
—
Harry R Eberlin
—
Deed Of Trust
related
$1,000,000 · Sanwa Business Credit Corp
—
—
415 West Valley LLC
—
Deed Of Trust
related
$340,000 · United National Bank
—
—
415 West Valley LLC
—
Deed Of Trust
related
$777,950 · United National Bank
—
—
415 West Valley LLC
—
Deed Of Trust
related
$500,000 · Mega Bank
—
—
415 West Valley LLC
—
Deed Of Trust
related
$650,000 · Mega Bank
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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