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Property profile & analytics
OFF-MARKET
Estimated value
$1,710,000
Office buildings
9636 Las Tunas Dr Temple City, CA 91780-2108
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9509467
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1956
Construction
TILT-UP CONCRETE
Total area
4,820 SF
Lot
0.11 ac (4,943 SF)
Zoning code
TCC1*
APN
8587-018-010
UPID
US09-9509467
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
-
Parklane Dental Dental Office
-
Orr Outlet Store Discount Store Clothing & Fashion Store
-
Dr. Timothy Ng Dental Office
-
Dr. Wesley Choi Dental Office
-
G P Wedding Shop & Photo Std Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.73M
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.71M
Owner & transaction history
Joyous Element LLC · 7 yrs held
Joyous Element LLC
since 2018
7 recorded transactions
Zoning & alternative use
TCC1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+3.1%
Medical building
$2.2M
+1.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,875,000
6.5%
$1,730,000
7%
$1,605,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,160,000
Current use
AUTO REPAIR, GARAGE
$2,230,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,190,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,940,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.71M
Range $1.54M – $1.88M · ±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
$355 / 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
$36,571
Tax year 2024
Assessed value
$3,050,177
Assessed 2024
Previous assessed
$3,050,177
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,640,468
Assessed improvement
$1,409,709
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,820 SF
Lot
0.11 ac (4,943 SF)
Zoning code
TCC1*
APN
8587-018-010
UPID
US09-9509467
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
OFFICE BUILDING Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Joyous Element LLC
Entity
Mailing address
815 W NAOMI AVE STE L, ARCADIA, CA 91007-7560
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2021
—
Joyous Element LLC
—
Deed
related
$1,925,000 · Provide INC
Aug 10, 2018
$2,500,000
Joyous Element LLC
Chan Alice W C Family Trust
Grant Deed
$2,000,000 · Lendeavor INC
Nov 14, 2006
—
Chan Alice W C Family Trust
Chan,alice W C
Quit Claim Deed
related
—
Oct 13, 1999
$350,000
Walter W Chan
Fisher,vaughn F
Grant Deed
$300,000 · United National Bank
Jun 7, 1991
$4,000
Haley Trust
Haley,ann
Quit Claim Deed
related
—
Feb 2, 1989
$6,500
George Sheffler
Sheffler Dorothy
Quit Claim Deed
related
—
—
—
Walter W Chen
—
Deed Of Trust
related
$421,000 · United Commercial Bank
—
—
Walter W Chan
—
Deed Of Trust
related
$74,000 · United Commercial Bank
—
—
Walter W Chan
—
Deed Of Trust
related
$470,000 · California Bank & Trust
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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