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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Office buildings
9315 Telegraph Rd Pico Rivera, CA 90660-5424
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6257768
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1958
Construction
WOOD
Total area
7,438 SF
Lot
0.58 ac (25,070 SF)
Zoning code
PRCG*
APN
6387-018-003
UPID
US09-6257768
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
-
Dr. Francisco E. Paredes, MD Physician
-
San Martin De Porres Medical Center of Pico Rivera Medical Clinic
-
Dr. Minou Tran, M.D. - Endocrinology, Diabetes and Metabolism Medical Clinic
-
Angela Chan Physician
-
Minou P. Tran, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.67M
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$2.10M
Owner & transaction history
F E Paredes · 7 yrs held
F E Paredes
since 2019
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.4M
+3.1%
Medical building
$3.4M
+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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,890,000
6.5%
$2,670,000
7%
$2,480,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,335,000
Current use
AUTO REPAIR, GARAGE
$3,440,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$3,380,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,850,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±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
$282 / 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
$27,542
Tax year 2024
Assessed value
$1,968,559
Assessed 2024
Previous assessed
$1,968,559
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,476,420
Assessed improvement
$492,139
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
7,438 SF
Lot
0.58 ac (25,070 SF)
Zoning code
PRCG*
APN
6387-018-003
UPID
US09-6257768
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG* · Pico Rivera, CA
Zoning PRCG* · permitted uses
PRCG* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pico Rivera. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$2.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
F E Paredes
Individual
Mailing address
7615 EASTERN AVE, BELL GARDENS, CA 90201-4509
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2019
—
F E Paredes
Paredes,maria D
Quit Claim Deed
related
—
Feb 11, 2019
$1,800,000
Bgsg LLC
Pasternak,david J
Grant Deed
$1,560,811 · Bank Of America
Jan 3, 2005
—
F E Paredes
Paredes,f E
Quit Claim Deed
related
—
May 30, 2000
—
F E Paredes
Paredes,f E & M D
Quit Claim Deed
related
—
Dec 8, 1993
$800,000
Paredes F E
Madelida Co
Grant Deed
$640,000 · Seller
—
—
Madelinda Co
—
Deed Of Trust
related
$700,000 · Tokyo Inv INC
—
—
F E Paredes
—
Deed Of Trust
related
$526,400 · Community Commerce Bank
—
—
F E Paredes
—
Deed Of Trust
related
$143,000 · 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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