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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Office buildings
9122 Las Tunas Dr Temple City, CA 91780-1903
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7716040
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1944
Construction
WOOD
Total area
1,296 SF
Lot
0.05 ac (1,999 SF)
Zoning code
TCC2*
APN
5387-023-036
UPID
US09-7716040
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
-
Kevin Hsu Realtor Real Estate Agency
-
College Doctor LLC Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$959k
Blend (final)
Blend
$880k
Owner & transaction history
K Chen · 3 yrs held
K Chen
since 2023
Last sale
$844,008
7 recorded transactions
Zoning & alternative use
TCC2* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$790,000
+35.7%
Auto repair, garage
$600,000
+3.1%
Medical building
$590,000
+1.4%
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
$900,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$790,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$600,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$590,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $844k (Apr 10 2023)
Last sale anchor
$844k
Apr 10 2023
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
$679 / 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
$10,455
Tax year 2024
Assessed value
$860,880
Assessed 2024
Previous assessed
$860,880
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$520,200
Assessed improvement
$340,680
Applied tax rate
9.0000
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
1944
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,296 SF
Lot
0.05 ac (1,999 SF)
Zoning code
TCC2*
APN
5387-023-036
UPID
US09-7716040
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC2* · Temple City, CA
Zoning TCC2* · permitted uses
TCC2* · 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
OFFICE BUILDING Current
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$790,000
AUTO REPAIR, GARAGE
Est. value
$600,000
MEDICAL BUILDING
Est. value
$590,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL 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
1944
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
K Chen
Individual
Mailing address
3650 HAMPTON RD, PASADENA, CA 91107-3003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2023
$844,000
K Chen
Cecviv Investments LLC
Grant Deed
—
Jul 16, 2013
—
Cecviv Investments LLC
Kok,peik Y
Grant Deed
—
Jan 29, 2010
—
Peik Y Kok
Kok,peik Y
Quit Claim Deed
related
—
Aug 19, 2009
$420,000
Peik Y Kok
Quach,huy
Grant Deed
$273,000 · Asian Pacific National Bank
Jul 15, 2005
—
Huy Quach
Lin,ming C
Grant Deed
—
Feb 18, 2005
—
Sun Kwan
Kwan,shaow H
Quit Claim Deed
related
—
Feb 18, 2005
$521,000
Ming C Lin
Wong,gregory J & Sandra F C
Grant Deed
related
—
Jul 23, 2003
—
Sandra F Wong
Tham,sandra F
Grant Deed
related
—
Nov 10, 1994
$70,000
Sun Kwan
Kwan,yet C
Grant Deed
related
—
—
—
Peik Y Kok
—
Deed Of Trust
related
$333,750 · Bank Of The West
—
—
Peik Y Kok
—
Deed Of Trust
related
$200,000 · Michelle Mao
—
—
Peik Y Kok
—
Deed Of Trust
related
$200,000 · Michelle Mao
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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