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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Retail space
8717 Garvey Ave Rosemead, CA 91770-3330
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7689177
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
3,986 SF
Lot
0.21 ac (9,318 SF)
Zoning code
RMM1*
APN
5289-010-024
UPID
US09-7689177
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
-
Video Productions Film Production Television Studio
-
Shaolin Temple Martial Arts Academy Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.24M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$842k
Blend (final)
Blend
$1.33M
Owner & transaction history
Hsian Hsu Shih · 3 yrs held
Hsian Hsu Shih
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
RMM1* · Rosemead, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+20.5%
Medical building
$1.8M
+18.4%
Office building
$1.8M
+16.8%
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 Rosemead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rosemead 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
$1,270,000
ML approach
$1,240,000
CAP Approach
CAP Return
Estimation
6%
$1,470,000
6.5%
$1,355,000
7%
$1,260,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,530,000
Current use
AUTO REPAIR, GARAGE
$1,845,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$1,810,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$1,790,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,230,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.38M (Sep 15 2022)
Last sale anchor
$1.38M
Sep 15 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
$332 / 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
$18,125
Tax year 2024
Assessed value
$1,407,600
Assessed 2024
Previous assessed
$1,407,600
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$693,600
Assessed improvement
$714,000
Applied tax rate
3.0000
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
Units
3
Total area
3,986 SF
Lot
0.21 ac (9,318 SF)
Zoning code
RMM1*
APN
5289-010-024
UPID
US09-7689177
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMM1* · Rosemead, CA
Zoning RMM1* · permitted uses
RMM1* · Rosemead, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rosemead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Hsian Hsu Shih
Individual
Free & Clear · 3 yrs held
Mailing address
2860 CUMBERLAND RD, SAN MARINO, CA 91108-2204
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2022
—
Hsian Hsu Shih
Hsian Hsu Shih
Intrafamily Transfer
related
—
Aug 16, 2022
$1,380,000
Hsian Hsu Shih
Brian N Prentice
Grant Deed
$650,000 · Eastern International Bank
Dec 24, 2008
—
Prentice B 2008
Prentice,brian N & Mong D
Quit Claim Deed
related
—
Dec 5, 2003
$654,500
Brian N Prentice
Getz,eugenia O
Grant Deed
$825,000 · Eugenia O Getz
Mar 16, 1998
$444,367
Eugenia O Getz
Golden Store Enterprises Ltd
Trustees Deed
—
Sep 24, 1991
$267,000
Frontage Corp
Golden Stone Ent
Grant Deed
—
May 3, 1991
$620,000
Golden Stone Ent
Getz,jose L
Grant Deed
$403,000 · Seller
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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