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Property profile & analytics
OFF-MARKET
Estimated value
$9,525,000
Apartment buildings
5561 Sultana Ave, Temple City, CA 91780-2300
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8041575
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD
Total area
39,450 SF
Lot
1.38 ac (59,927 SF)
Zoning code
TCR3*
APN
5387-027-035
UPID
US09-8041575
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
$9.25M
CAP Approach
CAP
$9.77M
Comparable Approach
Comparable
$12.95M
Blend (final)
Blend
$9.53M
Owner & transaction history
Two Queen Bees LLC · 3 yrs held
Two Queen Bees LLC
since 2023
Last sale
$9.7M
5 recorded transactions
Zoning & alternative use
TCR3* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.2M
+17.1%
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
$9,250,000
ML approach
$9,250,000
CAP Approach
CAP Return
Estimation
6%
$10,580,000
6.5%
$9,765,000
7%
$9,070,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,405,000
Current use
COMMERCIAL (GENERAL)
$12,190,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$9.53M
Range $8.57M – $10.48M · ±10% · vs last sale $9.68M (Feb 27 2023)
Last sale anchor
$9.68M
Feb 27 2023
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
$241 / 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
$123,298
Tax year 2024
Assessed value
$9,898,350
Assessed 2024
Previous assessed
$9,898,350
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$5,407,020
Assessed improvement
$4,491,330
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
1989
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
33
Bathrooms
66
Total area
39,450 SF
Lot
1.38 ac (59,927 SF)
Zoning code
TCR3*
APN
5387-027-035
UPID
US09-8041575
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCR3* · Temple City, CA
Zoning TCR3* · permitted uses
TCR3* · 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
$10.4M
COMMERCIAL (GENERAL)
Est. value
$12.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
33
Bathrooms
66
Lot
1.38 ac
Current owner
From public records · entity-resolved
Two Queen Bees LLC
Entity
Mailing address
51 W PALM DR, ARCADIA, CA 91007-5140
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2023
$9,680,000
Two Queen Bees LLC
Ho Sultana LLC
Grant Deed
—
Mar 26, 2013
$4,761,500
Ho Sultana LLC
5561 Sultana LLC
Grant Deed
—
Aug 16, 2002
$4,100,000
5561 Sultana LLC
Sultana Village Partners
Grant Deed
related
$3,280,000 · Hawthorne Savings Bank Fsb
Mar 14, 1995
—
Sultana Village Partners
—
Deed Of Trust
related
$2,016,000 · Home Savings Of America
—
—
5561 Sultana LLC
—
Deed Of Trust
related
$4,120,000 · Arcs Commercial Mortgage Co LP
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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