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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Retail space
9228 Vly Blvd Rosemead, CA 91770-1922
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8806293
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1929
Construction
WOOD
Total area
1,524 SF
Lot
0.12 ac (5,057 SF)
Zoning code
RMC3*
APN
8594-003-007
UPID
US09-8806293
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
-
Falflowers Big Box & Wholesale Store
-
Overland Kings (Bike/Boat/Book/etc) Store
-
Choice Drug Rehabilitation Center Medical Clinic
-
Golden Rose Florist (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
$520k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
Hy Phung Ngo · 4 yrs held
Hy Phung Ngo
since 2022
Last sale
$540,000
6 recorded transactions
Zoning & alternative use
RMC3* · Rosemead, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$705,000
+20.5%
Medical building
$695,000
+18.4%
Office building
$685,000
+16.8%
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
$500,000
ML approach
$490,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$520,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$585,000
Current use
AUTO REPAIR, GARAGE
$705,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$695,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$685,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$470,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $540k (May 18 2022)
Last sale anchor
$540k
May 18 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
$338 / 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
$6,533
Tax year 2024
Assessed value
$499,391
Assessed 2024
Previous assessed
$499,391
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$305,877
Assessed improvement
$193,514
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1929
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,524 SF
Lot
0.12 ac (5,057 SF)
Zoning code
RMC3*
APN
8594-003-007
UPID
US09-8806293
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMC3* · Rosemead, CA
Zoning RMC3* · permitted uses
RMC3* · 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
RETAIL STORES Current
Est. value
$585,000
AUTO REPAIR, GARAGE
Est. value
$705,000
MEDICAL BUILDING
Est. value
$695,000
OFFICE BUILDING
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$470,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1929
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Hy Phung Ngo
Individual
Mailing address
989 KINGSFORD ST, MONTEREY PARK, CA 91754-2663
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2022
—
Hy Phung Ngo
Hy Phung Ngo Md INC
Intrafamily Transfer
related
—
Dec 22, 2011
$540,000
Hy Phung Ngo M D INC
Xavier Quintanilla
Grant Deed
$378,000 · Wells Fargo Bank NA
Oct 6, 1995
$250,000
Javier F Quintanilla
Minamoto,masatake & Junko
Grant Deed
$140,000 · Seller
Jun 28, 1993
—
Masatake Minamoto
Minamoto,masatak
Quit Claim Deed
related
$86,000 · Asian Pacific Thrift & Loan
—
—
Quintanilla Family Trust
—
Deed Of Trust
related
$300,000 · Amy Call
—
—
Quintanilla Family Trust
—
Deed Of Trust
related
$210,000 · Lone Oak Fund LLC
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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