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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Office buildings
5810 Temple City Blvd Temple City, CA 91780-2112
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9260572
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1952
Construction
WOOD
Total area
1,112 SF
Lot
0.1 ac (4,374 SF)
Zoning code
TCC2YY
APN
8587-018-029
UPID
US09-9260572
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
Current use
Occupant on record · Public records
-
Bright iCare Optometry Physician
-
Hom Robert G OD Physician
-
Lin Yuan Chiao Physician
-
Dr. Lin Chiao Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$823k
Blend (final)
Blend
$765k
Owner & transaction history
Vision Bic LLC · 3 yrs held
Vision Bic LLC
since 2022
Last sale
$760,007
2 recorded transactions
Zoning & alternative use
TCC2YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$675,000
+35.7%
Auto repair, garage
$515,000
+3.1%
Medical building
$505,000
+1.4%
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
$765,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$500,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$675,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$515,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$505,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $760k (Sep 2 2022)
Last sale anchor
$760k
Sep 2 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
$688 / 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
$9,558
Tax year 2024
Assessed value
$775,200
Assessed 2024
Previous assessed
$775,200
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$469,200
Assessed improvement
$306,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1952
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,112 SF
Lot
0.1 ac (4,374 SF)
Zoning code
TCC2YY
APN
8587-018-029
UPID
US09-9260572
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC2YY · Temple City, CA
Zoning TCC2YY · permitted uses
TCC2YY · 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
OFFICE BUILDING Current
Est. value
$500,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$675,000
AUTO REPAIR, GARAGE
Est. value
$515,000
MEDICAL BUILDING
Est. value
$505,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Vision Bic LLC
Entity
Mailing address
14298 HARVEST VLY AVE, EASTVALE, CA 92880-9439
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$760,000
Vision Bic LLC
Robert G Hom
Grant Deed
$560,000 · Ctbc Bank Corp USA
—
—
Robert G Hom
—
Deed Of Trust
related
$72,997 · Union 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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