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Property profile & analytics
OFF-MARKET
Estimated value
$16,735,000
Community centers
755 Hacienda Blvd La Puente, CA 91744-3906
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8614880
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1978
Total area
68,501 SF
Lot
11.86 ac (516,413 SF)
Zoning code
LPC2*
APN
8213-018-015
UPID
US09-8614880
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
by Request
Blend (final)
Blend
$16.74M
Owner & transaction history
Burlington Coat Factory Of Texas · 2 yrs held
Burlington Coat Factory Of Texas
since 2024
7 recorded transactions
Zoning & alternative use
LPC2* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$26.7M
+7.7%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
NEIGHBORHOOD: SHOPPING CENTER
$24,820,000
Current use
AUTO REPAIR, GARAGE
$26,740,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$21,060,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$16.74M
Range $15.06M – $18.41M · ±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
$244 / 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
$297,070
Tax year 2024
Assessed value
$18,659,381
Assessed 2024
Previous assessed
$18,659,381
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$5,536,180
Assessed improvement
$13,123,201
Applied tax rate
4.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Units
11
Total area
68,501 SF
Lot
11.86 ac (516,413 SF)
Zoning code
LPC2*
APN
8213-018-015
UPID
US09-8614880
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPC2* · La Puente, CA
Zoning LPC2* · permitted uses
LPC2* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$24.8M
AUTO REPAIR, GARAGE
Est. value
$26.7M
OFFICE BUILDING
Est. value
$21.1M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1978
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Units
11
Lot
11.86 ac
Current owner
From public records · entity-resolved
Burlington Coat Factory Of Texas
Individual
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2024
—
Burlington Coat Factory Of Texas
Haeri Hacienda Plaza LLC
Lease
—
Apr 27, 2018
—
Haeri Hacienda Plaza LLC
—
Deed
related
$1,000,000 · Bank Of Hope
Jan 8, 2018
$24,000,000
Haeri Hacienda Plaza LLC
Norante LLC
Grant Deed
—
Jul 12, 2017
$26,000,000
Norante LLC
Haeri Hacienda Plaza LLC
Grant Deed
—
Jun 23, 2000
—
Watt Family Properties INC
Watt Family Properties INC
Quit Claim Deed
related
—
—
—
Haeri Hacienda Plaza LLC
—
Deed Of Trust
related
$5,323,000 · Column Financial INC
—
—
Haeri LLC
—
Deed Of Trust
related
$5,400,000 · Hanmi Bank
—
—
Haeri Hacienda Plaza LLC
—
Deed Of Trust
related
$1,000,000 · Bank Of Hope
—
—
Haeri Hacienda Plaza LLC
—
Deed Of Trust
related
$4,250,000 · Bank Of Hope
—
—
Haeri Hacienda Plaza LLC
—
Deed Of Trust
related
$1,000,000 · Bank Of Hope
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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