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Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Assisted living facilities
9349 Rose St Bellflower, CA 90706-6423
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8525132
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
WOOD
Total area
19,037 SF
Lot
0.69 ac (30,163 SF)
Zoning code
BFM1*
APN
7162-006-024
UPID
US09-8525132
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
$4.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.05M
Owner & transaction history
American Housing LLC
American Housing LLC
since 2026
7 recorded transactions
Zoning & alternative use
BFM1* · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.3M
+20.4%
Commercial (general)
$5.7M
+9.3%
Auto repair, garage
$5.7M
+8.2%
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
$4,325,000
ML approach
$4,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$5,255,000
Current use
OFFICE BUILDING
$6,330,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,745,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,690,000
Change: +8% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,595,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±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
$213 / 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
$58,545
Tax year 2024
Assessed value
$4,669,314
Assessed 2024
Previous assessed
$4,669,314
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,334,657
Assessed improvement
$2,334,657
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
44
Total area
19,037 SF
Lot
0.69 ac (30,163 SF)
Zoning code
BFM1*
APN
7162-006-024
UPID
US09-8525132
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$5.3M
OFFICE BUILDING
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$5.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
44
Lot
0.69 ac
Current owner
From public records · entity-resolved
American Housing LLC
Entity
Mailing address
5527 BURNING TREE DR, LA CANADA FLINTRIDGE, CA 91011-2860
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2026
—
American Housing LLC
Marilyn Nguyen
Grant Deed
—
Aug 2, 2022
—
Marilyn Van Nguyen
—
Deed
related
$3,140,000 · Commercial Bank Of Ca
Sep 30, 2021
—
Marilyn Nguyen
—
Deed
related
$2,520,000 · New Omni Bank NA
Aug 25, 2020
—
Marilyn Nguyen
Anhtuan Vu
Quit Claim Deed
related
$2,500,000 · Holstein D Separate Pr Tr (pt)
Aug 25, 2020
$3,800,000
Marilyn Nguyen
Patel S & U 2003 L/tr
Grant Deed
—
Oct 22, 2019
—
Patel,s & U 2003 Living Trust
—
Grant Deed
related
$1,270,000 · Holstein D Separate Pr Tr (pt)
May 7, 2013
$1,720,000
Patel,s & U Living 2003 Trust
United Pacific Bk
Grant Deed
—
Apr 3, 2012
$1,212,214
United Pacific Bk
Asset Foreclosure Svcs INC
Trustees Deed
related
—
Dec 28, 2004
—
Christian Mnr Retirement Ctr I
Andres,deogracias E & Norma
Grant Deed
related
—
Dec 22, 2004
$140,000
Deogracias E Andres
Caluag,cesar M & Lyrna B
Grant Deed
related
—
Oct 17, 1997
$1,740,000
Cesar Caluag
Padre,emil J & Yvette V
Grant Deed
—
Jan 14, 1992
$860,000
Padre,emil J & Y
Pledged To Progr
Trustees Deed
—
Sep 30, 1991
$237,000
Ray Buenafe
Higgins,fe L
Grant Deed
related
—
Jun 29, 1990
$1,350,000
Fe L E Higgins
Bellflower Chris
Grant Deed
$940,000 · Mid City Bank
—
—
Patel,s & U 2003 Living Trust
—
Deed Of Trust
related
$1,500,000 · Bbcn Bk
—
—
Emil J Padre
—
Deed Of Trust
related
$1,600,000 · Century Bank
—
—
Cesar Caluag
—
Deed Of Trust
related
$1,675,000 · East West Bank
—
—
Fe L Higgins
—
Deed Of Trust
related
$40,000 · Tower Capital Corp
—
—
Patel,s & U Living 2003 Trust
—
Deed Of Trust
related
$265,000 · Holstein David Trust (pt)
—
—
Christian Retiremen Bellflower
—
Deed Of Trust
related
$2,000,000 · United Pacific Bank
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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