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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Warehouses
4917 Encinita Ave Temple City, CA 91780-3706
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9426329
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1962
Construction
WOOD
Total area
3,188 SF
Lot
0.28 ac (12,188 SF)
Zoning code
TCM1YY
APN
5388-013-023
UPID
US09-9426329
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
$1.11M
CAP Approach
CAP
$640k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$985k
Owner & transaction history
Ting Cao · 5 yrs held
Ting Cao
since 2021
Last sale
$1.0M
5 recorded transactions
Zoning & alternative use
TCM1YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+57.4%
Medical building
$1.5M
+54.7%
Office building
$1.4M
+52.7%
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
$1,190,000
ML approach
$1,105,000
CAP Approach
CAP Return
Estimation
6%
$690,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$935,000
Current use
AUTO REPAIR, GARAGE
$1,475,000
Change: +57% · Conversion: Easy
MEDICAL BUILDING
$1,450,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,430,000
Change: +53% · Conversion: Difficult
RETAIL STORES
$1,285,000
Change: +37% · Conversion: Moderate
COMMERCIAL (GENERAL)
$985,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $1.00M (May 17 2021)
Last sale anchor
$1.00M
May 17 2021
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
$309 / 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
$13,112
Tax year 2024
Assessed value
$1,061,207
Assessed 2024
Previous assessed
$1,061,207
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,050,595
Assessed improvement
$10,612
Applied tax rate
9.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
CENTRAL
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
3,188 SF
Lot
0.28 ac (12,188 SF)
Zoning code
TCM1YY
APN
5388-013-023
UPID
US09-9426329
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCM1YY · Temple City, CA
Zoning TCM1YY · permitted uses
TCM1YY · 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
WAREHOUSE, STORAGE Current
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$985,000
WAREHOUSE, STORAGE Current
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
1962
Construction
WOOD
Heating
CENTRAL
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Ting Cao
Individual
Free & Clear · 5 yrs held
Mailing address
1611 S GARFIELD AVE STE #300, ALHAMBRA, CA 91801-5432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2021
$1,000,000
Ting Cao
James E Law
Grant Deed
—
Jun 4, 2012
—
Law Family Trust
Law,james E & Mary Ann
Quit Claim Deed
related
—
Apr 26, 2005
—
James E Law
Law,james E
Quit Claim Deed
related
—
Mar 6, 1998
—
Steve L Law
Law,s L
Quit Claim Deed
related
—
Aug 11, 1989
$150,000
Edward R Calvert
Summ
Grant Deed
—
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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