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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Apartment buildings
5225 Tyler Ave Temple City, CA 91780-3635
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9126811
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1940
Construction
WOOD
Total area
3,766 SF
Lot
0.32 ac (14,153 SF)
Zoning code
LCC3*
APN
8574-014-030
UPID
US09-9126811
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
$855k
CAP Approach
CAP
$930k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$945k
Owner & transaction history
Nga Sieu Truong · 4 yrs held
Nga Sieu Truong
since 2022
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
LCC3* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+52.6%
Commercial (general)
$1.2M
+17.1%
Warehouse, storage
$1.1M
+11.4%
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
$860,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$995,000
Current use
RETAIL STORES
$1,515,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,165,000
Change: +17% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,105,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10% · vs last sale $1.04M (Mar 14 2022)
Last sale anchor
$1.04M
Mar 14 2022
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
$251 / 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
$15,729
Tax year 2024
Assessed value
$1,137,716
Assessed 2024
Previous assessed
$1,137,716
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$863,978
Assessed improvement
$273,738
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
4
Units
6
Bathrooms
6
Total area
3,766 SF
Lot
0.32 ac (14,153 SF)
Zoning code
LCC3*
APN
8574-014-030
UPID
US09-9126811
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Temple City, CA
Zoning LCC3* · permitted uses
LCC3* · 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
$995,000
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1940
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
4
Units
6
Bathrooms
6
Lot
0.32 ac
Current owner
From public records · entity-resolved
Nga Sieu Truong
Individual
Mailing address
1556 LATCHFORD AVE, HACIENDA HEIGHTS, CA 91745-3234
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2022
—
Nga Sieu Truong
Chinh V Quach
Intrafamily Transfer
related
$752,000 · Orange Countys Cu
Jul 6, 2018
$1,040,000
Chink V Quack
Srirley A Lee
Grant Deed
$650,000 · American Continental Bank
Jun 12, 2006
—
Pong J A Family Trust
Pong,john A
Quit Claim Deed
related
—
Aug 12, 2003
—
John A Pong
Pong,john
Quit Claim Deed
related
$290,000 · Trust Bank Fsb
Dec 19, 1996
—
John Pong
Pong,j
Quit Claim Deed
related
—
—
—
John Pong
—
Deed Of Trust
related
$220,000 · Public Savings Bank
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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