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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Investment properties
5522 Rosemead Blvd, Temple City, CA 91780-1801
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8209325
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
WOOD
Total area
3,760 SF
Lot
0.24 ac (10,512 SF)
Zoning code
TCC3*
APN
5387-027-021
UPID
US09-8209325
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
$1.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
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
Retail stores
$1.5M
+30.3%
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%
$1,270,000
6.5%
$1,170,000
7%
$1,090,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,160,000
Current use
RETAIL STORES
$1,515,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$1,105,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±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
$243 / 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
$15,484
Tax year 2024
Assessed value
$1,224,644
Assessed 2024
Previous assessed
$1,224,644
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$847,834
Assessed improvement
$376,810
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
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
3,760 SF
Lot
0.24 ac (10,512 SF)
Zoning code
TCC3*
APN
5387-027-021
UPID
US09-8209325
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
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.24 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
9 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
Mar 14, 2003
$620,000
Sd Sd Corp
Cheng,frank & Mei-ling
Grant Deed
$403,000 · Hanmi Bank
Jul 22, 1988
$420,000
Frank Cheng
Epic Deed Serv
Trustees Deed
$225,000 · Highland Federal Bank
Jul 22, 1988
$2,000
John Hui
Lau
Trustees Deed
related
—
Jul 22, 1988
$295,000
Deed Serv Epic
Hui
Trustees Deed
related
—
—
—
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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