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Property profile & analytics
OFF-MARKET
Estimated value
$1,285,000
Investment properties
8923 Msn Dr Rosemead, CA 91770-1337
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8053402
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1998
Construction
WOOD
Total area
4,020 SF
Lot
0.26 ac (11,241 SF)
Zoning code
RMC1*
APN
5389-017-005
UPID
US09-8053402
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
-
WIC Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$827k
Blend (final)
Blend
$1.29M
Owner & transaction history
Miloann LLC
Miloann LLC
since 2025
Last sale
$1.5M
6 recorded transactions
Zoning & alternative use
RMC1* · Rosemead, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+49.7%
Medical building
$1.8M
+47.1%
Office building
$1.8M
+45.2%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,355,000
6.5%
$1,250,000
7%
$1,165,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,240,000
Current use
AUTO REPAIR, GARAGE
$1,860,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,825,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$1,805,000
Change: +45% · Conversion: Easy
RETAIL STORES
$1,545,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$1,180,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.41M · ±10% · vs last sale $1.53M (Dec 31 2025)
Last sale anchor
$1.53M
Dec 31 2025
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
$320 / 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
$8,968
Tax year 2024
Assessed value
$655,947
Assessed 2024
Previous assessed
$655,947
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$396,304
Assessed improvement
$259,643
Applied tax rate
12.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,020 SF
Lot
0.26 ac (11,241 SF)
Zoning code
RMC1*
APN
5389-017-005
UPID
US09-8053402
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMC1* · Rosemead, CA
Zoning RMC1* · permitted uses
RMC1* · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1998
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Miloann LLC
Entity
Mailing address
8231 BEVAN ST, SAN GABRIEL, CA 91775-2431
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2025
$1,530,000
Miloann LLC
Long Investment LLC
Grant Deed
$750,000 · Wells Fargo Bank NA
Aug 30, 2004
—
Long Investment LLC
Banh,hao T
Grant Deed
related
—
Aug 13, 2004
$301,000
Hao T Banh
Vita Investment LLC
Grant Deed
$180,600 · East West Bank
Aug 13, 2004
—
Hao T Banh
Tran,amy N
Grant Deed
related
—
May 17, 1999
$200,000
Vita Investment LLC
Chen,pang G & Ly
Grant Deed
—
Nov 22, 1994
$288,000
Long F Kao
Yang,hi-kon & In-ja
Grant Deed
$243,000 · 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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