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Property profile & analytics
OFF-MARKET
Estimated value
$8,275,000
Medical Office Space
9155 Telegraph Rd Pico Rivera, CA 90660-5458
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-8426368
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1981
Construction
WOOD
Total area
44,232 SF
Lot
2.93 ac (127,534 SF)
Zoning code
PRCG-P*
APN
6387-020-006
UPID
US09-8426368
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
-
562 Realty Real Estate Agency
-
Lourdes “ Lulu Robles Realtor Real Estate Agency
-
Mirna Martinez - Century 21 Allstars Real Estate Agency
-
Gabriela Salazar Realtor Real Estate Agency
-
CENTURY 21 JEANNETTE LIZARRAGA REAL ESTATE Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.28M
Owner & transaction history
Socal Real Properties LLC · 17 yrs held
Socal Real Properties LLC
since 2009
7 recorded transactions
Zoning & alternative use
PRCG-P* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$187 / 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
$125,715
Tax year 2024
Assessed value
$9,368,487
Assessed 2024
Previous assessed
$9,368,487
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$5,682,907
Assessed improvement
$3,685,580
Applied tax rate
7.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Stories
1
Total area
44,232 SF
Lot
2.93 ac (127,534 SF)
Zoning code
PRCG-P*
APN
6387-020-006
UPID
US09-8426368
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG-P* · Pico Rivera, CAZoning PRCG-P* · permitted uses
PRCG-P* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1981
Construction
WOOD
Heating
NONE
Stories
1
Lot
2.93 ac
Current owner
From public records · entity-resolved
Socal Real Properties LLC
Entity
Mailing address
9155 TELEGRAPH RD2NDFLR, PICO RIVERA, CA 90660-5458
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2022
—
Socal Real Properties LLC
—
Deed
related
$6,000,000 · Pacific Premier Bank
Jul 29, 2016
—
Socal Real Properties LLC
—
Deed
related
$750,000 · Bank Of The West
Apr 10, 2009
—
Socal Real Properties LLC
Villaescusa,joseph
Grant Deed
—
Sep 11, 2007
$7,275,000
Joseph Villaescusa
American Team Realty Properties INC
Grant Deed
$4,429,100 · Banco Popular North America
Sep 11, 2007
—
Joseph Villaescusa
Villaescusa,sandra
Quit Claim Deed
related
—
Sep 20, 2005
$3,907,000
American Team Realty Props INC
El Camino Children & Fam Svcs
Grant Deed
$2,900,000 · El Camino Children & Fam Svcs
Aug 9, 2005
$145,000
El Camino Children & Fam Svcs
City Ch Of Santa Fe Springs
Grant Deed
$145,000 · City Ch Of Santa Fe Springs
May 27, 2004
$525,000
City Church Of Santa Fe Spring
El Camino Children & Family
Grant Deed
related
—
Mar 27, 2001
—
El Camino Children & Family
—
Trustees Deed
related
$800,000 · Wells Fargo Bank
Aug 3, 2000
—
El Camino Children & Family
Torl Realty LLC
Grant Deed
$1,495,000 · Wells Fargo Bank
Sep 3, 1999
$448,000
Trol Realty LLC
—
Grant Deed
related
—
Jan 11, 1996
—
First Security Bank Utah NA
Cigna Healthcare Of Ca INC
Trustees Deed
related
—
—
—
Socal Real Properties LLC
—
Deed Of Trust
related
$750,000 · Bank Of The West
—
—
Church Of Santa Fe Springs
—
Deed Of Trust
related
$4,189,406 · El Camino Children & Family Se
—
—
El Camino Children & Fam Svcs
—
Deed Of Trust
related
$134,202 · Robert Nolan Conrad
—
—
Socal Real Properties LLC
—
Deed Of Trust
related
$5,000,000 · Bank Of The West
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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