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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Apartment buildings
5518 Rosemead Blvd Temple City, CA 91780-1844
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8476442
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1956
Construction
WOOD
Total area
2,780 SF
Lot
0.23 ac (9,965 SF)
Zoning code
TCC3*
APN
5387-027-020
UPID
US09-8476442
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
$690k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Golden Pineapple LLC · 15 yrs held
Golden Pineapple LLC
since 2010
7 recorded transactions
Zoning & alternative use
TCC3* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$860,000
+17.1%
Warehouse, storage
$815,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$745,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$735,000
Current use
COMMERCIAL (GENERAL)
$860,000
Change: +17% · Conversion: Moderate
WAREHOUSE, STORAGE
$815,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$207 / 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
$12,305
Tax year 2024
Assessed value
$910,630
Assessed 2024
Previous assessed
$910,630
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$546,379
Assessed improvement
$364,251
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Units
5
Bathrooms
5
Total area
2,780 SF
Lot
0.23 ac (9,965 SF)
Zoning code
TCC3*
APN
5387-027-020
UPID
US09-8476442
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC3* · Temple City, CA
Zoning TCC3* · permitted uses
TCC3* · 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
$735,000
COMMERCIAL (GENERAL)
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$815,000
APARTMENT HOUSE (5+ UNITS) Current
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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
5
Lot
0.23 ac
Current owner
From public records · entity-resolved
Golden Pineapple LLC
Entity
Mailing address
5546 ROSEMEAD BLVD STE #201, TEMPLE CITY, CA 91780-1855
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2023
—
Golden Pineapple LLC
—
Deed
related
$2,000,000 · American First National Bank
Feb 6, 2018
—
Golden Pineapple LLC
—
Grant Deed
related
$2,250,000 · Wells Fargo Bk
Nov 30, 2010
$5,000,000
Golden Pineapple LLC
S & P Investments LLC
Grant Deed
$2,990,000 · Tomatobank NA
Sep 16, 2005
$4,300,000
S & P Investments LLC
Sd Sd Corp
Grant Deed
$3,920,000 · Nara Bank
Jun 20, 2003
—
Sd Sd Corp
—
Deed Of Trust
related
$2,800,000 · Hanmi Bank
Mar 1, 2002
$1,100,000
Sd Sd Corp
Mckay Trust
Grant Deed
$1,386,700 · Zions First National Bank
Mar 24, 1997
—
Gonzalo Villanueva
Ornelas,l
Quit Claim Deed
related
—
Dec 28, 1992
$115,000
Jin L Tsai
Lee,chun L
Grant Deed
related
—
Nov 6, 1989
$975,000
Chun L Lee
Obrie
Grant Deed
$525,000 · Obrien Dorthy
—
—
S & P Investments LLC
—
Deed Of Trust
related
$2,200,000 · Premier Valley 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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