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Property profile & analytics
OFF-MARKET
Estimated value
$8,050,000
Apartment buildings
9315 Artesia Blvd Bellflower, CA 90706-6226
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8059695
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Total area
23,554 SF
Lot
0.83 ac (36,326 SF)
Zoning code
BFM1*
APN
7162-017-038
UPID
US09-8059695
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.78M
CAP Approach
CAP
$5.83M
Comparable Approach
Comparable
$8.18M
Blend (final)
Blend
$8.05M
Owner & transaction history
Charles L Lee · 2 yrs held
Charles L Lee
since 2023
Last sale
$8.3M
6 recorded transactions
Zoning & alternative use
BFM1* · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.7M
+90.1%
Office building
$7.8M
+39.1%
Commercial (general)
$7.1M
+26.2%
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 Bellflower submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bellflower 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
$7,795,000
ML approach
$7,780,000
CAP Approach
CAP Return
Estimation
6%
$6,315,000
6.5%
$5,830,000
7%
$5,415,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,630,000
Current use
MEDICAL BUILDING
$10,705,000
Change: +90% · Conversion: Moderate
OFFICE BUILDING
$7,835,000
Change: +39% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,105,000
Change: +26% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,040,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,920,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$8.05M
Range $7.25M – $8.86M · ±10% · vs last sale $8.25M (Aug 1 2023)
Last sale anchor
$8.25M
Aug 1 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
$342 / 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
$101,180
Tax year 2024
Assessed value
$8,254,800
Assessed 2024
Previous assessed
$8,254,800
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,400,000
Assessed improvement
$2,854,800
Applied tax rate
2.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Heating
NONE
Cooling
YES
Buildings
2
Units
31
Bathrooms
31
Total area
23,554 SF
Lot
0.83 ac (36,326 SF)
Zoning code
BFM1*
APN
7162-017-038
UPID
US09-8059695
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFM1* · Bellflower, CA
Zoning BFM1* · permitted uses
BFM1* · Bellflower, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bellflower. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$10.7M
OFFICE BUILDING
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$7.0M
WAREHOUSE, STORAGE
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1962
Heating
NONE
Cooling
Yes
Buildings
2
Units
31
Bathrooms
31
Lot
0.83 ac
Current owner
From public records · entity-resolved
Charles L Lee
Individual
Mailing address
12730 PALM ST, CERRITOS, CA 90703-1140
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2023
$8,250,000
Charles L Lee
Thomas H Byma
Grant Deed
$4,400,000 · Jpmorgan Chase Bank NA
Nov 17, 2017
—
Thomas H Byma
Jacob R Byma Family Trust
Affidavit Death Of Trustee/successor Trustee
related
—
Jun 2, 2008
$2,278,500
Byma Jacob R Family Trust
Ligtenberg Family Trust
Grant Deed
$1,036,000 · Ligtenberg Family Trust
Dec 30, 2003
$581,500
Lightenberg,tr
Verhoeven,john & Katherine L
Grant Deed
$356,250 · John & Katherine L Verhoeven
Jan 16, 2001
—
John C Verhoeven
Verhoeven,j C & S
Quit Claim Deed
related
—
Nov 22, 1999
—
John C Verhoeven
Verhoeven,j C & S
Quit Claim Deed
related
—
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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