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Property profile & analytics
OFF-MARKET
Estimated value
$12,810,000
Parking lots & garages
9620 Gidley St, Temple City, CA 91780-4215
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9138140
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1973
Total area
28,970 SF
Lot
0.67 ac (29,079 SF)
Zoning code
TCM1*
APN
8592-002-067
UPID
US09-9138140
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
-
Mc Guire Industries Garden Center
-
California Flexrake Corp Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.98M
Blend (final)
Blend
$12.81M
Owner & transaction history
9620 Gidley LLC · 4 yrs held
9620 Gidley LLC
since 2022
Last sale
$13.8M
7 recorded transactions
Zoning & alternative use
TCM1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.9M
+28.2%
Neighborhood: shopping center
$17.6M
+19.8%
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
$11,045,000
ML approach
$8,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$14,720,000
Current use
RESTAURANT
$18,865,000
Change: +28% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,630,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,400,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$13,170,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$12,995,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$12.81M
Range $11.53M – $14.09M · ±10% · vs last sale $13.78M (Jan 27 2022)
Last sale anchor
$13.78M
Jan 27 2022
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
$442 / 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
$23,496
Tax year 2024
Assessed value
$1,918,497
Assessed 2024
Previous assessed
$1,918,497
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,768,680
Assessed improvement
$149,817
Applied tax rate
8.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1973
Heating
NONE
Total area
28,970 SF
Lot
0.67 ac (29,079 SF)
Zoning code
TCM1*
APN
8592-002-067
UPID
US09-9138140
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCM1* · Temple City, CA
Zoning TCM1* · permitted uses
TCM1* · 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
PARKING LOT Current
Est. value
$14.7M
RESTAURANT
Est. value
$18.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.6M
AUTO REPAIR, GARAGE
Est. value
$13.4M
MEDICAL BUILDING
Est. value
$13.2M
OFFICE BUILDING
Est. value
$13.0M
PARKING LOT Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1973
Heating
NONE
Lot
0.67 ac
Current owner
From public records · entity-resolved
9620 Gidley LLC
Entity
Mailing address
2929 E 44TH ST, VERNON, CA 90058-2429
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2025
—
9620 Gidley LLC
—
Deed
related
$3,200,000 · East West Bank
Jan 27, 2022
$13,780,000
9620 Gidley LLC
Dig02 LLC
Grant Deed
$8,957,000 · East West Bank
Sep 23, 2021
$10,615,000
Digo2 LLC
Mcguire Limited Partnership
Grant Deed
$7,650,000 · Keystone Real Estate Income Trust LLC
Jun 27, 2019
—
Mcguire
—
Grant Deed
related
$4,700,000 · Fidelity Bancorp
Jun 12, 2008
—
Mcguire Limited Partnership
Lasorelli,jill A
Quit Claim Deed
related
—
Dec 30, 2004
—
Jill A Losorelli
Mcguire,john P & Rosemarie
Quit Claim Deed
related
—
Jul 15, 1997
$1,950,000
John P Mcguire
Stark Trust
Grant Deed
—
Jul 17, 1996
—
Stark Trust
—
Deed Of Trust
related
$1,050,000 · Bank Of America
May 14, 1996
—
Stark Trust
Mairoll INC
Grant Deed
$1,400,000 · Seller
—
—
Mcguire
—
Deed Of Trust
related
$3,000,000 · Bank Of America
—
—
Mcguire LP
—
Deed Of Trust
related
—
—
—
Mcguire LP
—
Deed Of Trust
related
$2,535,394 · Bank Of America
—
—
Mcguire LP
—
Loan Modification
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.
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