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Property profile & analytics
OFF-MARKET
Estimated value
$3,690,000
Apartment buildings
4456 Temple City Blvd Temple City, CA 91780-4254
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9138131
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
9,696 SF
Lot
0.58 ac (25,172 SF)
Zoning code
TCR4*
APN
8592-001-060
UPID
US09-9138131
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
$3.66M
CAP Approach
CAP
$2.40M
Comparable Approach
Comparable
$3.70M
Blend (final)
Blend
$3.69M
Owner & transaction history
H B LLC · 3 yrs held
H B LLC
since 2023
Last sale
$3.8M
3 recorded transactions
Zoning & alternative use
TCR4* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.9M
+130.7%
Auto repair, garage
$4.5M
+75.3%
Medical building
$4.4M
+72.3%
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 Temple City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temple City 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
$3,585,000
ML approach
$3,655,000
CAP Approach
CAP Return
Estimation
6%
$2,600,000
6.5%
$2,400,000
7%
$2,230,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,560,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,900,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,485,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$4,410,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$4,350,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$3,905,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,995,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$3.69M
Range $3.32M – $4.06M · ±10% · vs last sale $3.75M (Apr 10 2023)
Last sale anchor
$3.75M
Apr 10 2023
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
$381 / 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
$48,197
Tax year 2024
Assessed value
$3,825,000
Assessed 2024
Previous assessed
$3,825,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,147,500
Assessed improvement
$2,677,500
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Buildings
2
Units
8
Bathrooms
8
Total area
9,696 SF
Lot
0.58 ac (25,172 SF)
Zoning code
TCR4*
APN
8592-001-060
UPID
US09-9138131
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCR4* · Temple City, CA
Zoning TCR4* · permitted uses
TCR4* · Temple City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temple City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
1986
Construction
WOOD
Heating
NONE
Buildings
2
Units
8
Bathrooms
8
Lot
0.58 ac
Current owner
From public records · entity-resolved
H B LLC
Entity
Mailing address
18812 ASHLEY PL, ROWLAND HEIGHTS, CA 91748-4871
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2024
—
H B LLC
—
Deed
related
$1,600,000 · First Commercial Bank USA
Apr 10, 2023
$3,750,000
H B LLC
Hector Valles
Grant Deed
$800,000 · Quid Pro Quo Property Exchange INC
Jul 27, 2012
—
Valles Trust
Valles,hector
Quit Claim Deed
related
—
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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