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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Retail space
9165 Las Tunas Dr Temple City, CA 91780-1906
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7312042
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Construction
WOOD
Total area
2,996 SF
Lot
0.08 ac (3,359 SF)
Zoning code
TCC2*
APN
5387-016-005
UPID
US09-7312042
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
-
Soul Audio LLC Electronics & Wireless Store
-
Soul Audio Electronics & Wireless Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$513k
Blend (final)
Blend
$785k
Owner & transaction history
Phillip D Thomas · 4 yrs held
Phillip D Thomas
since 2022
Last sale
$820,000
7 recorded transactions
Zoning & alternative use
TCC2* · Temple City, 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 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
$755,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$945,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,205,000
Current use
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $820k (Jun 8 2022)
Last sale anchor
$820k
Jun 8 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
$262 / 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
$13,486
Tax year 2024
Assessed value
$1,098,613
Assessed 2024
Previous assessed
$1,098,613
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$683,285
Assessed improvement
$415,328
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1952
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
2,996 SF
Lot
0.08 ac (3,359 SF)
Zoning code
TCC2*
APN
5387-016-005
UPID
US09-7312042
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
RETAIL STORES Current
Est. value
$1.2M
RETAIL STORES Current
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Phillip D Thomas
Individual
Mailing address
PO BOX 1051, TEMPLE CITY, CA 91780-1051
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
—
Phillip D Thomas
Nicole Danielle Marinari
Quit Claim Deed
related
$715,000 · Michele Byer
Jan 29, 2016
—
Phillip D Thomas
Janise Liu Burrafato
Intrafamily Transfer
related
$410,000 · Cathay Bank
Jan 25, 2006
$820,000
Phillip D Thomas
Nguyen,antoine
Grant Deed
$492,000 · Cathay Bank
Jan 8, 2004
—
Antonie Nguyen
Watanasirisuk,somchai & Saipin
Grant Deed
related
—
Oct 24, 2003
$485,000
Delphine Pham
Watanasirisuk,somchai & Saipin
Grant Deed
—
Mar 8, 2002
$355,000
Somchai Watanasirisuk
Kuo Trust
Grant Deed
$248,500 · Granite State Bank
May 16, 2001
—
Kuo,i-min Trustee
Kuo,i
Quit Claim Deed
related
—
Apr 13, 2001
$320,000
I-min Kuo
Hwang,margaret
Grant Deed
$190,000 · Standard Savings Bank
Jan 4, 1995
$250,000
Margaret Hwang
Tse,alex K & Cecilia T
Grant Deed
$155,000 · First Continental Bank
Aug 25, 1992
—
Tse Alex K
—
Deed Of Trust
related
—
—
—
Margaret Hwang
—
Deed Of Trust
related
$60,000 · First Continental Bank
—
—
Margaret Hang
—
Deed Of Trust
related
$60,000 · Individual
—
—
Antoine Nguyen
—
Deed Of Trust
related
$370,000 · Greenpoint Mortgage Funding
—
—
Tse Trust
—
Deed Of Trust
related
$120,000 · Asian Pacific Thrift & Loan
—
—
Margaret Hwang
—
Deed Of Trust
related
$180,000 · Individual
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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