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Property profile & analytics
OFF-MARKET
Estimated value
$8,275,000
Retail space
9465 Las Tunas Dr Temple City, CA 91780-2126
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9129849
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
22,689 SF
Lot
1.16 ac (50,447 SF)
Zoning code
TCC1*
APN
8587-008-017
UPID
US09-9129849
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
-
美甲💅 Hospital
-
Alpha Science Education Institute High School Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.36M
CAP Approach
CAP
$7.73M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.28M
Owner & transaction history
Pacific Las Tunas Place LLC · 5 yrs held
Pacific Las Tunas Place LLC
since 2021
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
TCC1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.5M
+14.9%
Medical building
$10.3M
+12.9%
Office building
$10.2M
+11.4%
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 Temple City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temple City 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
$8,235,000
ML approach
$8,355,000
CAP Approach
CAP Return
Estimation
6%
$8,365,000
6.5%
$7,725,000
7%
$7,170,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,135,000
Current use
AUTO REPAIR, GARAGE
$10,495,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$10,315,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$10,175,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$8.28M
Range $7.45M – $9.10M · ±10% · vs last sale $8.25M (Jul 20 2021)
Last sale anchor
$8.25M
Jul 20 2021
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
$365 / 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
$109,592
Tax year 2024
Assessed value
$8,583,300
Assessed 2024
Previous assessed
$8,583,300
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$8,219,160
Assessed improvement
$364,140
Applied tax rate
9.0000
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
1987
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
11
Total area
22,689 SF
Lot
1.16 ac (50,447 SF)
Zoning code
TCC1*
APN
8587-008-017
UPID
US09-9129849
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC1* · Temple City, CA
Zoning TCC1* · permitted uses
TCC1* · Temple City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temple City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$9.1M
AUTO REPAIR, GARAGE
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$10.3M
OFFICE BUILDING
Est. value
$10.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
11
Lot
1.16 ac
Current owner
From public records · entity-resolved
Pacific Las Tunas Place LLC
Entity
Mailing address
1611 S GARFIELD AVE STE #300, ALHAMBRA, CA 91801-5432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Oct 24, 2025
—
Pacific Las Tunas Place LLC
—
Deed
related
$25,800,000 · First Commercial Bank USA
Aug 3, 2023
—
Pacific Las Tunas Place LLC
—
Deed
related
$4,000,000 · Pacific Alliance Bank
Jul 20, 2021
$8,250,000
Pacific Las Tunas Place LLC
New World International LLC
Grant Deed
$4,950,000 · Pacific Alliance Bank
Jul 21, 2020
$6,640,000
New World International LLC
Jing Jong Lin Amcli
Grant Deed
$4,000,000 · First General Bank
May 18, 1992
$170,000
Chaupo Wei
Wei,chaupo
Grant Deed
related
—
Nov 8, 1991
$170,000
Chaupo Wei
Ma,kenneth
Grant Deed
related
—
—
—
Chau-po Wei
—
Deed Of Trust
related
$1,600,000 · United National Bank
—
—
Chau P Wei
—
Deed Of Trust
related
$976,925 · Evertrust 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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