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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Apartment buildings
504 Dora Guzman Ave La Puente, CA 91744-5690
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7730905
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
6,861 SF
Lot
0.32 ac (14,040 SF)
Zoning code
LPR4*
APN
8263-029-009
UPID
US09-7730905
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
La Puente 104 LLC · 10 yrs held
La Puente 104 LLC
since 2015
7 recorded transactions
Zoning & alternative use
LPR4* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.7M
+2.4%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,695,000
Current use
INDUSTRIAL (GENERAL)
$1,735,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$175 / 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
$22,773
Tax year 2024
Assessed value
$1,682,843
Assessed 2024
Previous assessed
$1,682,843
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,160,583
Assessed improvement
$522,260
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
1963
Construction
WOOD
Heating
NONE
Units
8
Bathrooms
16
Total area
6,861 SF
Lot
0.32 ac (14,040 SF)
Zoning code
LPR4*
APN
8263-029-009
UPID
US09-7730905
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPR4* · La Puente, CA
Zoning LPR4* · permitted uses
LPR4* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (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
1963
Construction
WOOD
Heating
NONE
Units
8
Bathrooms
16
Lot
0.32 ac
Current owner
From public records · entity-resolved
La Puente 104 LLC
Entity
Mailing address
364 VERDUGO AVE, GLENDORA, CA 91741-3976
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Oct 30, 2018
—
La Puente 104 LLC
—
Grant Deed
related
$14,575,000 · Homestreet Bk
Oct 28, 2015
$18,890,000
La Puente 104 LLC
Villa Las Brisas LLC
Grant Deed
$12,278,500 · Bbcn Bk
Dec 27, 2011
—
Villa Las Brisas LLC
—
Deed Of Trust
related
$12,100,000 · Capitalsource Bank
Jun 4, 2007
$14,350,000
Villa Las Brisas LLC
Las Brisas
Grant Deed
$13,750,000 · Rait Partnership LP
Oct 1, 2003
—
Las Brisas LP
Tsoong,tr
Deed Of Trust
related
$6,860,000 · Washington Mutual Fsb
Jun 5, 2002
$7,508,000
Tsoong/tu Trust
Lap Ventures LLC
Grant Deed
$5,857,500 · Financial Inst Partners Mtg
Jul 15, 1997
$705,500
Jon D Willliams
Pellegrino Trust
Grant Deed
related
$630,000 · Johnston Trust
Mar 22, 1994
—
Pellegrino,ray Tr
—
Deed Of Trust
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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