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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Retail space
5944 Temple City Blvd Temple City, CA 91780-2010
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9409452
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
2,500 SF
Lot
0.19 ac (8,492 SF)
Zoning code
TCC2YY
APN
8587-019-030
UPID
US09-9409452
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
-
Love M Beauty Studio & Academy Hair Salon Nail Salon
-
Inlight Lighting Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$861k
Blend (final)
Blend
$955k
Owner & transaction history
Guangnan Liu · 1 yrs held
Guangnan Liu
since 2025
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
TCC2YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+51.2%
Auto repair, garage
$1.2M
+14.9%
Medical building
$1.1M
+12.9%
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%
$920,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,005,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,520,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,155,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,135,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$1,120,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±10% · vs last sale $1.05M (Dec 12 2024)
Last sale anchor
$1.05M
Dec 12 2024
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
$382 / 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
$7,379
Tax year 2024
Assessed value
$574,053
Assessed 2024
Previous assessed
$574,053
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$237,363
Assessed improvement
$336,690
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,500 SF
Lot
0.19 ac (8,492 SF)
Zoning code
TCC2YY
APN
8587-019-030
UPID
US09-9409452
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
RETAIL STORES Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Guangnan Liu
Individual
Free & Clear · 1 yrs held
Mailing address
10250 OLIVE ST, TEMPLE CITY, CA 91780-3346
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Mar 12, 2025
$1,050,000
Guangnan Liu
Gregg E Williams
Grant Deed
—
Apr 23, 2013
—
Gregg E Williams
Jackson,charles H & Carol V
Affidavit Of Death
—
Dec 6, 2002
—
Williams,tr
Williams,gregg E
Quit Claim Deed
related
—
Jun 6, 1997
—
Jackson Charles H Co Tr
—
Deed Of Trust
related
—
Feb 15, 1990
—
Jackson Revocabl
Jacks
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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