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Property profile & analytics
OFF-MARKET
Estimated value
$1,895,000
Medical Office Space
420 Las Tunas Dr San Gabriel, CA 91776-1268
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6892420
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
7,302 SF
Lot
0.22 ac (9,648 SF)
Zoning code
SLC1*
APN
5362-009-013
UPID
US09-6892420
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
-
Dreamweaver Medical Group: Wang William MD Medical Group
-
California Headache & Pain Center: Chonghao Zhao, MD and Bu Kum Kim, L.Ac Physician
-
Bu Kum Kim Physician
-
Zomalan Noel Moradk MD Physician
-
TYSON C. LANDEZA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.90M
Owner & transaction history
San Gabriel Medical Building L · 12 yrs held
San Gabriel Medical Building L
since 2014
7 recorded transactions
Zoning & alternative use
SLC1* · 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%
$2,310,000
6.5%
$2,130,000
7%
$1,980,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,125,000
Change: -6% · Conversion: Difficult
OFFICE BUILDING
$2,750,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±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
$260 / 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
$47,219
Tax year 2024
Assessed value
$3,343,472
Assessed 2024
Previous assessed
$3,343,472
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$939,823
Assessed improvement
$2,403,649
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
2
Total area
7,302 SF
Lot
0.22 ac (9,648 SF)
Zoning code
SLC1*
APN
5362-009-013
UPID
US09-6892420
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC1* · San Gabriel, CA
Zoning SLC1* · permitted uses
SLC1* · 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
$3.1M
OFFICE BUILDING
Est. value
$2.8M
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
San Gabriel Medical Building L
Individual
Mailing address
15 ALTA ST APT B, ARCADIA, CA 91006-6419
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2014
$3,075,000
San Gabriel Medical Building L
Chen Family Living Trust
Grant Deed
$1,500,000 · Industrial & Com'l Bk/china
Apr 16, 2008
—
Chen Family Living Trust
Chen,george H & Pauline P
Quit Claim Deed
related
—
Apr 19, 2007
$2,925,000
George H Chen
Sunrise & Associates
Grant Deed
$1,250,000 · Washington Mutual Bank
Sep 21, 1994
—
Glenn H Weissman
—
Deed Of Trust
related
$1,060,000 · First Interstate Bank Californ
Sep 28, 1989
—
Glenn H Weissman
Weiss
Quit Claim Deed
related
$1,100,000 · Canada Life Insurance
—
—
San Gabriel Medical Bldg LLC
—
Deed Of Trust
related
$2,395,000 · Citibank
—
—
Glenn H Weissman
—
Deed Of Trust
related
$1,200,000 · California Bank & Trust
—
—
Glenn H Weissman
—
Deed Of Trust
related
$280,000 · California Bank & Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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