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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Commercial real estate
9677 Las Tunas Dr, Temple City, CA 91780-2103
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7581902
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1948
Construction
WOOD
Total area
1,775 SF
Lot
0.06 ac (2,687 SF)
Zoning code
TCC1*
APN
8587-020-011
UPID
US09-7581902
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
$575k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$898k
Blend (final)
Blend
$670k
Owner & transaction history
Qiong Liu Clark · 1 yrs held
Qiong Liu Clark
since 2025
Last sale
$895,000
5 recorded transactions
Zoning & alternative use
TCC1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+97.0%
Auto repair, garage
$820,000
+49.7%
Medical building
$805,000
+47.1%
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
$645,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$550,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,080,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$820,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$805,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$795,000
Change: +45% · Conversion: Easy
RETAIL STORES
$715,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$520,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $895k (Nov 25 2024)
Last sale anchor
$895k
Nov 25 2024
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
$377 / 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
$10,731
Tax year 2024
Assessed value
$893,178
Assessed 2024
Previous assessed
$893,178
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$715,863
Assessed improvement
$177,315
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
1,775 SF
Lot
0.06 ac (2,687 SF)
Zoning code
TCC1*
APN
8587-020-011
UPID
US09-7581902
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
COMMERCIAL (GENERAL) Current
Est. value
$550,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$820,000
MEDICAL BUILDING
Est. value
$805,000
OFFICE BUILDING
Est. value
$795,000
RETAIL STORES
Est. value
$715,000
WAREHOUSE, STORAGE
Est. value
$520,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Qiong Liu Clark
Individual
Free & Clear · 1 yrs held
Mailing address
12 BOULDER RDG CT, AZUSA, CA 91702-6269
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Feb 25, 2025
$895,000
Qiong Liu Clark
William J Ng
Grant Deed
—
Oct 3, 2023
—
William J Ng
Lydia Chung
Intrafamily Transfer
related
—
Apr 27, 2007
$680,000
Lydia Chung
Lung,sherry F T
Grant Deed
$360,000 · Tomatobank NA
May 12, 2005
$300,000
Sherry F T Lung
Firestone,arthur & Frances M
Grant Deed
—
May 20, 1970
$30,000
—
—
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.
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