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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Office buildings
812 Las Tunas Dr San Gabriel, CA 91776-1021
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6519744
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Construction
TILT-UP CONCRETE
Total area
2,575 SF
Lot
0.24 ac (10,498 SF)
Zoning code
SLC1*
APN
5346-021-025
UPID
US09-6519744
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
-
Rudy A Aguirre Pro Law Law Firm Insurance Agency
-
InveServe Corp Property Management Company Investment Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.24M
Owner & transaction history
Pacific Lion LLC · 3 yrs held
Pacific Lion LLC
since 2022
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
SLC1* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+61.7%
Auto repair, garage
$1.2M
+22.9%
Medical building
$1.2M
+20.8%
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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$1,145,000
ML approach
$1,270,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$970,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,565,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,190,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$1,170,000
Change: +21% · Conversion: Easy
RETAIL STORES
$1,100,000
Change: +14% · Conversion: Moderate
COMMERCIAL (GENERAL)
$845,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.65M (Aug 19 2022)
Last sale anchor
$1.65M
Aug 19 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
$482 / 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
$23,294
Tax year 2024
Assessed value
$1,683,000
Assessed 2024
Previous assessed
$1,683,000
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$663,000
Applied tax rate
8.0000
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,575 SF
Lot
0.24 ac (10,498 SF)
Zoning code
SLC1*
APN
5346-021-025
UPID
US09-6519744
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC1* · San Gabriel, CA
Zoning SLC1* · permitted uses
SLC1* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$970,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$845,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Pacific Lion LLC
Entity
Mailing address
704 MIRA MONTE PL, PASADENA, CA 91101-2521
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2022
$1,650,000
Pacific Lion LLC
Hui Liu
Grant Deed
$110,000 · American First National Bank
Mar 25, 2021
—
Hui Liu
—
Deed
related
$830,000 · Industrial & Commercial Bank Of China NA
Oct 3, 2019
$1,350,000
Liu Hul
Global Eagle Real Estates LLC
Grant Deed
$850,000 · New Omni Bk NA
Oct 3, 2019
—
Hui Liu
Duan,yutao
Quit Claim Deed
related
—
Jan 8, 2014
$1,300,000
Global Eagle Real Estates LLC
Aguirre,rudy & Susie
Grant Deed
—
May 12, 1999
$375,000
Rudy Aguirre
San Gabriel Eye Medical Group
Grant Deed
$291,500 · Byl Bank Group
—
—
Rudy Aguirre
—
Deed Of Trust
related
$240,000 · Jorge H Castro
—
—
Rudy Aguirre
—
Deed Of Trust
related
$300,000 · Banco Popular North America
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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