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Property profile & analytics
OFF-MARKET
Estimated value
$1,785,000
Office buildings
9676 Las Tunas Dr Temple City, CA 91780-2160
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8476430
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1955
Construction
WOOD
Total area
3,865 SF
Lot
0.13 ac (5,597 SF)
Zoning code
TCC1*
APN
8587-021-011
UPID
US09-8476430
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
-
Dr. Franck Juste, MD Geriatric Care Provider
-
San Gabriel Primary Care Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.74M
CAP Approach
CAP
$1.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.79M
Owner & transaction history
Won Hong International INC · 2 yrs held
Won Hong International INC
since 2023
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
TCC1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+35.7%
Auto repair, garage
$1.8M
+3.1%
Medical building
$1.8M
+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
$1,835,000
ML approach
$1,735,000
CAP Approach
CAP Return
Estimation
6%
$1,500,000
6.5%
$1,385,000
7%
$1,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,735,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,350,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,790,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,755,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,555,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±10% · vs last sale $1.78M (Jul 31 2023)
Last sale anchor
$1.78M
Jul 31 2023
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
$462 / 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
$21,927
Tax year 2024
Assessed value
$1,780,000
Assessed 2024
Previous assessed
$1,780,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,150,000
Assessed improvement
$630,000
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,865 SF
Lot
0.13 ac (5,597 SF)
Zoning code
TCC1*
APN
8587-021-011
UPID
US09-8476430
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
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Won Hong International INC
Entity
Mailing address
1237 OLIVA CT, DUARTE, CA 91010-2775
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2023
$1,780,000
Won Hong International INC
Henry Kwong
Grant Deed
—
Dec 23, 2019
—
Kwong Trust
Henry Kwong
Quit Claim Deed
related
—
May 24, 2016
$1,500,000
Henry Kwong
Cuccia,brandon V & Lori
Grant Deed
—
Jan 19, 2000
$380,000
Brandon V Cuccia
Chandler Trust
Grant Deed
$342,000 · Seller
—
—
Brandon V Cuccia
—
Deed Of Trust
related
$720,000 · Pacific Commerce 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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