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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Retail space
5945 Temple City Blvd Temple City, CA 91780-2000
Trust Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9154272
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
5,200 SF
Lot
1.27 ac (55,382 SF)
Zoning code
TCC2YY
APN
8587-014-029
UPID
US09-9154272
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
-
Vista IT Consulting (Bike/Boat/Book/etc) Store Corporate Office
-
LA Art Academy Vocational School
-
Vista InfoTech,Inc. Consultant
-
TNT Fireworks Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.77M
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$1.58M
Owner & transaction history
Mei Li Yen Huang Trust · 1 yrs held
Mei Li Yen Huang Trust
since 2025
5 recorded transactions
Zoning & alternative use
TCC2YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+14.9%
Medical building
$2.4M
+12.9%
Office building
$2.3M
+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%
$1,915,000
6.5%
$1,770,000
7%
$1,645,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,095,000
Current use
AUTO REPAIR, GARAGE
$2,405,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$2,365,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$2,330,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$1.58M
Range $1.42M – $1.74M · ±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
$304 / 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
$30,778
Tax year 2024
Assessed value
$2,326,972
Assessed 2024
Previous assessed
$2,326,972
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,752,743
Assessed improvement
$574,229
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,200 SF
Lot
1.27 ac (55,382 SF)
Zoning code
TCC2YY
APN
8587-014-029
UPID
US09-9154272
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
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
RETAIL STORES Current
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.27 ac
Current owner
From public records · entity-resolved
Mei Li Yen Huang Trust
Trust
Free & Clear · 1 yrs held
Mailing address
238 S ATLANTIC BLVD, SAN MARINO, CA 91108
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
Jul 21, 2025
—
Mei Li Yen Huang Trust
Mei Li Yen Huang
Deed
related
—
Oct 5, 2018
—
Chen,w & L 2003 Fam Bypass Trust
Chen,wu-nan
Quit Claim Deed
related
—
Sep 27, 2018
—
Temple City LLC
Huang,ming Y
Quit Claim Deed
—
Dec 19, 2007
—
Chang B Deduction
Chang B C T & G M H Trust
Quit Claim Deed
related
—
May 9, 2006
—
Chang Bob & Grace Family Trust
Chang,bob C T & Grace M H
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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