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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Investment properties
5001 Encinita Ave, Temple City, CA 91780-3708
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-9450935
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1957
Construction
WOOD
Total area
1,652 SF
Lot
0.16 ac (7,085 SF)
Zoning code
TCM1YY
APN
5388-009-006
UPID
US09-9450935
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
$955k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$955k
Owner & transaction history
Ruquan Liu · 1 yrs held
Ruquan Liu
since 2024
Last sale
$955,000
7 recorded transactions
Zoning & alternative use
TCM1YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+97.0%
Auto repair, garage
$765,000
+49.7%
Medical building
$750,000
+47.1%
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
$955,000
ML approach
$955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,005,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$765,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$750,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$740,000
Change: +45% · Conversion: Easy
RETAIL STORES
$665,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±10% · vs last sale $955k (Jul 11 2024)
Last sale anchor
$955k
Jul 11 2024
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
$578 / 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
$11,680
Tax year 2024
Assessed value
$955,000
Assessed 2024
Previous assessed
$955,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$630,000
Assessed improvement
$325,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Bathrooms
2
Total area
1,652 SF
Lot
0.16 ac (7,085 SF)
Zoning code
TCM1YY
APN
5388-009-006
UPID
US09-9450935
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$765,000
MEDICAL BUILDING
Est. value
$750,000
OFFICE BUILDING
Est. value
$740,000
RETAIL STORES
Est. value
$665,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1957
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Ruquan Liu
Individual
Mailing address
5001 ENCINITA AVE, TEMPLE CITY, CA 91780-3708
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2024
—
Ruquan Liu
Ruquan Liu
Intrafamily Transfer
related
—
Sep 26, 2023
—
Ruquan Liu
Jian Feng
Quit Claim Deed
related
$668,500 · Emet Lending Group INC
Sep 26, 2023
$955,000
Ruquan Liu
Dale Schrudder
Grant Deed
—
Jan 5, 2023
—
Dale Schrudder
Dale Schrudder
Intrafamily Transfer
related
—
Jan 3, 2023
—
Dale Schrudder
Raymond C Schrudder
Affidavit Death Of Trustee/successor Trustee
related
—
Apr 10, 2017
—
Raymond C Schrudder
—
Deed
related
$283,900 · Nationstar Mortgage LLC
Jun 25, 2008
—
Schrudder R C Living Trust
Schrudder,raymond
Quit Claim Deed
related
—
Jun 24, 2008
—
Raymond Schrudder
Schrudder R C Living Trust
Quit Claim Deed
related
$235,000 · Flagstar Bank Fsb
Oct 24, 1995
—
Schrudder,raymond C Trustee
Schrudder,r C
Quit Claim Deed
related
—
Mar 14, 1990
—
Raymon Schrudder
Ejcho
Quit Claim Deed
related
—
—
—
Raymond C Schrudder
—
Deed Of Trust
related
$110,000 · Quality Mortgage INC
—
—
Schrudder,r C Living Trust
—
Deed Of Trust
related
$207,600 · Greenlight Loans
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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