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Property profile & analytics
OFF-MARKET
Estimated value
$1,525,000
Apartment buildings
6260 Ferguson Dr, Commerce, CA 90022-5329
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0178610
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
9,557 SF
Lot
0.47 ac (20,382 SF)
Zoning code
CMR3YY
APN
6351-037-001
UPID
US10-0178610
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
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.53M
Owner & transaction history
James Tsai · 13 yrs held
James Tsai
since 2013
7 recorded transactions
Zoning & alternative use
CMR3YY · Commerce, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+23.1%
Retail stores
$2.2M
+14.2%
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 Commerce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Commerce 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,885,000
Current use
OFFICE BUILDING
$2,320,000
Change: +23% · Conversion: Moderate
RETAIL STORES
$2,150,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.53M
Range $1.37M – $1.68M · ±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
$160 / 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
$20,633
Tax year 2024
Assessed value
$1,521,168
Assessed 2024
Previous assessed
$1,521,168
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$482,910
Assessed improvement
$1,038,258
Applied tax rate
6.0000
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
1961
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
4
Units
12
Bathrooms
4
Total area
9,557 SF
Lot
0.47 ac (20,382 SF)
Zoning code
CMR3YY
APN
6351-037-001
UPID
US10-0178610
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CMR3YY · Commerce, CA
Zoning CMR3YY · permitted uses
CMR3YY · Commerce, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Commerce. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
4
Units
12
Bathrooms
4
Lot
0.47 ac
Current owner
From public records · entity-resolved
James Tsai
Individual
Mailing address
111 E MSN RD, ALHAMBRA, CA 91801-3842
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2013
$1,260,000
James Tsai
Bruce T Mulhearn
Grant Deed
$756,000 · Wells Fargo Bank NA
Aug 25, 2010
—
Grasmere Trust
Keswick Financial Group INC
Grant Deed
$775,000 · Bank Of Internet USA
Mar 26, 2010
—
Keswick Financial Group INC
Grasmere Trust
Grant Deed
—
Dec 14, 2009
$423,017
Grasmere Trust
Integrated Lender Services
Trustees Deed
related
—
—
—
Francisco Cervantes
—
Deed Of Trust
related
$490,000 · Quaker City Federal S & L
—
—
Grasmere Trust
—
Deed Of Trust
related
$495,000 · Aline Kerr
—
—
Grasmere Trust
—
Deed Of Trust
related
$495,000 · Aline Kerr
—
—
Grasmere Trust
—
Deed Of Trust
related
$150,000 · Warren Fong
—
—
Francisco Cervantes
—
Deed Of Trust
related
$550,000 · Washington Mutual Fsb
—
—
Franci Cervantes
—
Deed Of Trust
related
$300,000 · Imperial Thrift & Loan
—
—
Francisco Cervantes
—
Deed Of Trust
related
$96,000 · Fabian Ojeda
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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