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Property profile & analytics
OFF-MARKET
Estimated value
$4,220,000
Office buildings
4808 Baldwin Ave Temple City, CA 91780-4055
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7581898
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Construction
WOOD
Total area
12,382 SF
Lot
0.57 ac (24,818 SF)
Zoning code
TCC2*
APN
8585-009-052
UPID
US09-7581898
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
-
Lenderly Finance Loan Service Bank
-
CW Accounting Services Limited Accounting Firm
-
Hope Nails Nail Salon
-
Lash Bar Hair Salon
-
Joe's Garage Door Repair TC Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
$4.44M
Comparable Approach
Comparable
$5.90M
Blend (final)
Blend
$4.22M
Owner & transaction history
Huayao Investment LLC · 2 yrs held
Huayao Investment LLC
since 2023
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
TCC2* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.7M
+3.1%
Medical building
$5.6M
+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 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
$4,305,000
ML approach
$4,300,000
CAP Approach
CAP Return
Estimation
6%
$4,810,000
6.5%
$4,440,000
7%
$4,125,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,555,000
Current use
AUTO REPAIR, GARAGE
$5,725,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$5,630,000
Change: +1% · Conversion: Easy
RETAIL STORES
$4,985,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$4.22M
Range $3.80M – $4.64M · ±10% · vs last sale $4.03M (Dec 29 2023)
Last sale anchor
$4.03M
Dec 29 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
$341 / 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
$52,121
Tax year 2024
Assessed value
$4,030,000
Assessed 2024
Previous assessed
$4,030,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,500,000
Assessed improvement
$1,530,000
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
2008
Construction
WOOD
Heating
NONE
Stories
1
Total area
12,382 SF
Lot
0.57 ac (24,818 SF)
Zoning code
TCC2*
APN
8585-009-052
UPID
US09-7581898
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC2* · Temple City, CA
Zoning TCC2* · permitted uses
TCC2* · 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
OFFICE BUILDING Current
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$5.6M
RETAIL STORES
Est. value
$5.0M
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
2008
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Huayao Investment LLC
Entity
Mailing address
332 SEFTON AVEB, MONTEREY PARK, CA 91755-3408
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2025
—
Huayao Investment LLC
—
Deed
related
$700,000 · Lily Sau Chan
Dec 29, 2023
$4,030,000
Huayao Investment LLC
Sure Charm Investment LLC
Grant Deed
$1,320,000 · Cathay Bank
Jun 8, 2016
—
Sure Charm Investment LLC
Sure Charm Investment LLC
Intrafamily Transfer
related
$1,600,000 · Cathay Bank
Apr 29, 2015
$3,610,000
Sure Charm Investment LLC
Goldmine Group LLC
Grant Deed
—
Aug 10, 2007
—
Goldmine Group LLC
Luu,michael
Grant Deed
—
Aug 29, 2006
—
Fred Holdings Of Colorado LLC
Fred LLC
Quit Claim Deed
related
—
May 12, 2006
—
Michael Luu
Us Automotive INC
Grant Deed
—
May 5, 2006
—
Us Automotive INC
Fred LLC
Grant Deed
related
—
Mar 6, 2006
—
Fred LLC
Brown,jerry P
Grant 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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