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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Retail space
8806 Las Tunas Dr Temple City, CA 91780-1820
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9454611
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
TILT-UP CONCRETE
Total area
3,140 SF
Lot
0.12 ac (5,099 SF)
Zoning code
TCC3*
APN
5387-030-028
UPID
US09-9454611
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
$900k
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$965k
Owner & transaction history
William Mak · 4 yrs held
William Mak
since 2022
Last sale
$980,009
7 recorded transactions
Zoning & alternative use
TCC3* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+14.9%
Medical building
$1.4M
+12.9%
Office building
$1.4M
+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
$905,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$1,160,000
6.5%
$1,070,000
7%
$990,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,265,000
Current use
AUTO REPAIR, GARAGE
$1,450,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,425,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$1,410,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $980k (Jun 24 2022)
Last sale anchor
$980k
Jun 24 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
$307 / 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
$12,739
Tax year 2024
Assessed value
$1,019,592
Assessed 2024
Previous assessed
$1,019,592
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$660,654
Assessed improvement
$358,938
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,140 SF
Lot
0.12 ac (5,099 SF)
Zoning code
TCC3*
APN
5387-030-028
UPID
US09-9454611
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC3* · Temple City, CA
Zoning TCC3* · permitted uses
TCC3* · 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
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
William Mak
Individual
Mailing address
9730 FACTORIAL WAY, SOUTH EL MONTE, CA 91733-1725
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2026
—
Mak William
—
Deed
related
$950,000
Jun 24, 2022
$980,000
William Mak
Richard Ruiz
Grant Deed
$841,500 · Gbc International Bank
Jan 25, 2022
—
Richard Ruiz
William Lawrence Moore
Affidavit Death Of Trustee/successor Trustee
—
Jul 16, 2008
—
Moore Family Trust
Moore Family Trust
Quit Claim Deed
related
—
Jul 15, 2008
—
Moore Family Trust
Moore Family Trust
Quit Claim Deed
related
—
Aug 31, 1998
—
Moore,william L & Billie J Trust
Moore,w L & B J
Quit Claim Deed
related
—
—
—
Moore Trust
—
Deed Of Trust
related
$50,000 · Ritter Trust
—
—
William L Moore
—
Deed Of Trust
related
$750,000 · California State Bank
—
—
Moore Family Trust
—
Deed Of Trust
related
$50,000 · Violet Brinkman
—
—
William L Moore
—
Deed Of Trust
related
$250,000 · California State Bank
—
—
Moore Trust
—
Deed Of Trust
related
$100,000 · First Security Bank Ca
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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