Entity Owned Property summary
AI-generated overview
This exceptional mixed-use investment property in Rosemead, CA, presents a rare opportunity. Located at 9443 Valley Boulevard, this offering comprises two buildings on a 0.09-acre lot, totaling 1,488 square feet. The front building, situated at 9443 Valley Boulevard, features two units. The front unit, spanning 672 square feet, is ideally suited for office use, offering versatile space for a variety of businesses. The rear unit, a 576-square-foot residential space, includes two bedrooms and one bathroom. A separate, standalone building located at 9445 Valley Boulevard adds a 240-square-foot studio unit to the portfolio. All three units have undergone complete renovations, boasting fresh paint, new flooring, updated cabinetry, and modern appliances. The property also features a newly paved parking area, enhancing both functionality and curb appeal. This meticulously maintained property is in excellent condition and benefits from its highly convenient location, making it an attractive investment for discerning buyers seeking a strong return on investment in a desirable area. The asking price is $999,000.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1926
Construction
WOOD
Total area
1,248 SF
Lot
0.09 ac (4,079 SF)
Zoning code
RMM1*
APN
8592-009-003
UPID
US09-8648606
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$924k
Blend (final)
Blend
$795k
Owner & transaction history
since 2021
Last sale
$770,007
7 recorded transactions
Zoning & alternative use
RMM1* · Rosemead, CA
Top alternative use upside
Neighborhood: shopping center
$760,000
+35.7%
Auto repair, garage
$575,000
+3.1%
Medical building
$565,000
+1.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$795k
Value range
$716k – $875k
±10% around blend
Estimated value / SF
$637 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$716k
blend $795k
$875k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,248 SF
Lot area
0.09 ac
Year built
1926
APN
8592-009-003
Zoning
RMM1*
Assessed value
$801,108
Annual tax
$10,546
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$723k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 1,620 SF
2.6 mi away · 1,349 SF
3.6 mi away · 1,507 SF
3.6 mi away · 1,408 SF
5.3 mi away · 1,250 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$795k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2758 sales
$449
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $637/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+36%
vs current-use indication
Auto Repair, Garage
Medical Building
Office Building · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.70%
9.0%
NOI (est.)
$54k *
Last sale · Nov 2021
$770k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.46M
Move the market yield to see immediate price impact.
Value / SF
$1,167
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.20%3.70%4.20%
$49k
$1.52M
$1.31M
$1.16M
$54k
$1.68M
$1.46M
$1.28M
$59k
$1.85M
$1.60M
$1.41M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$1.18M
2.2 mi · Oct 2025 · $728/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,546
Tax year 2024
Assessed value
$801,108
Assessed 2024
Previous assessed
$801,108
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$395,352
Assessed improvement
$405,756
Applied tax rate
12.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1926
Construction
WOOD
Heating
NONE
Cooling
YES
Units
2
Total area
1,248 SF
Lot
0.09 ac (4,079 SF)
Zoning code
RMM1*
APN
8592-009-003
UPID
US09-8648606
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMM1* · Rosemead, CAZoning RMM1* · permitted uses
RMM1* · Rosemead, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1926
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
2
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RMM1*
Jurisdiction
Rosemead, CA
Recorded code
RMM1*
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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