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Property profile & analytics
OFF-MARKET
Estimated value
$2,490,000
Office buildings
9515 Telegraph Rd Pico Rivera, CA 90660-5523
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7186399
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
WOOD
Total area
13,944 SF
Lot
0.92 ac (40,028 SF)
Zoning code
PRCG*
APN
6386-023-040
UPID
US09-7186399
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
-
Victory Outreach-S Pico Rivera Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.40M
Blend (final)
Blend
$2.49M
Owner & transaction history
Yolanda Garay De Leandro · 1 yrs held
Yolanda Garay De Leandro
since 2024
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.49M
Range $2.24M – $2.74M · ±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
$179 / 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
$25,686
Tax year 2024
Assessed value
$1,708,215
Assessed 2024
Previous assessed
$1,708,215
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$1,095,992
Assessed improvement
$612,223
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
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
13,944 SF
Lot
0.92 ac (40,028 SF)
Zoning code
PRCG*
APN
6386-023-040
UPID
US09-7186399
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.
Building & site characteristics
From public records
Year built
1968
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.92 ac
Current owner
From public records · entity-resolved
Yolanda Garay De Leandro
Individual
Mailing address
10026 LA REINA AVE, DOWNEY, CA 90240-3923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2024
—
Yolanda Garay De Leandro
Yolanda Garay De Leandro
Deed
related
—
Jul 5, 2023
—
New Cingular Wireless Pcs LLC
Tpa V LLC
Lease
—
Sep 28, 2022
—
Tpa V LLC
Yolanda Garay De Leandro
Assignment Of Lease (leasehold Sale)
—
Oct 4, 2019
—
Jose Leandro
Leandro Jose Living Trust
Quit Claim Deed
related
—
Jun 24, 2010
—
Leandro Jose Living Trust
Leandro,jose
Quit Claim Deed
related
—
Nov 19, 2004
—
Cruz Saavedra
Saavedra,kim L
Quit Claim Deed
related
—
Nov 18, 2004
—
Jose Leandro
Leandro,yolanda
Quit Claim Deed
related
—
Nov 18, 2004
$1,250,000
Jose Leandro
Saavedra,cruz
Grant Deed
$937,500 · Velocity Commercial Capital
May 28, 1999
—
Cruz Saavedra
Eastvale,assocs
Deed Of Trust
related
—
Mar 23, 1999
—
Cruz Saavedra
—
Deed Of Trust
related
—
Dec 10, 1998
$500
Eastvale Associates INC
Paulson,rodney W & Laura
Grant Deed
related
—
Feb 27, 1989
$1,011,500
Rodney W Paulson
Cal
Grant Deed
$690,000 · Marani Dorothy&
—
—
Jose Leandro
—
Deed Of Trust
related
$1,400,000 · Promerica Bank
—
—
Leandro,jose Living Trust
—
Deed Of Trust
related
$1,370,000 · Premier America FCU
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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