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Property profile & analytics
OFF-MARKET
Estimated value
$1,540,000
Office buildings
9228 Las Tunas Dr Temple City, CA 91780-1907
Individually Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9425976
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1943
Construction
WOOD
Total area
5,565 SF
Lot
0.41 ac (17,896 SF)
Zoning code
TCC2*
APN
8587-002-010
UPID
US09-9425976
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
-
Gina Huang Real Estate Agency
-
Real Estate Consulting Real Estate Agency
-
Coldwell Banker Dynasty Real Estate Agency
-
laratherealtor Real Estate Agency
-
christine-l-cheng | Schools Information High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.00M
Comparable Approach
Comparable
$938k
Blend (final)
Blend
$1.54M
Owner & transaction history
Chang,tr · 22 yrs held
Chang,tr
since 2003
4 recorded transactions
Zoning & alternative use
TCC2* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.5M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,165,000
6.5%
$1,995,000
7%
$1,855,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,495,000
Current use
MEDICAL BUILDING
$2,530,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,240,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±10%
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
$277 / 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
$24,213
Tax year 2024
Assessed value
$1,936,962
Assessed 2024
Previous assessed
$1,936,962
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,324,660
Assessed improvement
$612,302
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
1943
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,565 SF
Lot
0.41 ac (17,896 SF)
Zoning code
TCC2*
APN
8587-002-010
UPID
US09-9425976
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
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
1943
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.41 ac
Current owner
From public records · entity-resolved
Chang,tr
Individual
Free & Clear · 22 yrs held
Mailing address
789 RIDGECREST ST, MONTEREY PARK, CA 91754-3759
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2003
—
Chang,tr
Chang,lawrence & Dolly
Quit Claim Deed
related
—
Aug 24, 2001
—
Chang,john K & Shirley H Tr
Chang,j K & S H
Quit Claim Deed
related
—
Mar 1, 1989
$850,000
John Chang
Sharp William A
Grant Deed
$400,000 · Sharp William A&
—
—
John K Chang
—
Deed Of Trust
related
$430,000 · Taipeibank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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