New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Apartment buildings
9532 Lemon Ave Temple City, CA 91780-1304
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8208899
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1910
Construction
WOOD
Total area
6,644 SF
Lot
0.52 ac (22,695 SF)
Zoning code
TCR2*
APN
5382-022-050
UPID
US09-8208899
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
by Request
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.22M
Owner & transaction history
Bright Land Dev LLC · 10 yrs held
Bright Land Dev LLC
since 2016
7 recorded transactions
Zoning & alternative use
TCR2* · Temple City, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,780,000
6.5%
$1,645,000
7%
$1,525,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,755,000
Current use
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±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
$183 / 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
$22,698
Tax year 2024
Assessed value
$1,810,915
Assessed 2024
Previous assessed
$1,810,915
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,207,278
Assessed improvement
$603,637
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
NONE
Buildings
4
Units
11
Bathrooms
3
Total area
6,644 SF
Lot
0.52 ac (22,695 SF)
Zoning code
TCR2*
APN
5382-022-050
UPID
US09-8208899
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCR2* · Temple City, CA
Zoning TCR2* · permitted uses
TCR2* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
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
1910
Construction
WOOD
Heating
NONE
Buildings
4
Units
11
Bathrooms
3
Lot
0.52 ac
Current owner
From public records · entity-resolved
Bright Land Dev LLC
Entity
Mailing address
525 CAMPESINA RD, ARCADIA, CA 91007-6014
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2016
—
Bright Land Dev LLC
Liu Qiong Family Trust
Quit Claim Deed
—
Apr 5, 2013
$1,500,500
Liu Qiong Family Trust
Tadros Family Trust
Grant Deed
—
Mar 16, 2006
—
Rafik Tadros
Tadros,rafik
Quit Claim Deed
related
—
Jul 22, 2005
—
Rafik Tadros
Rafik Tadros
Intrafamily Transfer
related
$691,600 · Americas Wholesale Lender
Nov 23, 2004
—
Rafik Tadros
Tadros,rafik
Quit Claim Deed
related
—
Nov 16, 2004
$1,055,000
Rafik Tadros
Gary,grady
Grant Deed
$690,000 · Irani Joan D Trust
Nov 16, 2004
—
Grady Gary
Gary,grady
Quit Claim Deed
related
—
Nov 3, 2004
$550,000
Grady Gary
Teggatz 1987 Trust
Grant Deed
$450,000 · Rafik & Michelle Tadros
Nov 3, 2004
—
Grady Gary
Gary,wanda
Quit Claim Deed
related
—
—
—
Rafik Tadros
—
Deed Of Trust
related
$96,269 · Wescom Cu
May 19, 1959
—
—
—
Grant Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9532 Lemon Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
