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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Office buildings
9802 Las Tunas Dr Temple City, CA 91780-2208
Trust Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9156476
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1997
Construction
TILT-UP CONCRETE
Total area
2,004 SF
Lot
0.19 ac (8,348 SF)
Zoning code
TCC2*
APN
8587-027-017
UPID
US09-9156476
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
-
Chien & Li Dental Clinic Inc Dental Office
-
Dr. Lillian L. Li, DDS Dental Office
-
Albert Luan Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$720k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$620k
Owner & transaction history
C & A Trust · 12 yrs held
C & A Trust
since 2014
2 recorded transactions
Zoning & alternative use
TCC2* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$925,000
+3.1%
Medical building
$910,000
+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%
$780,000
6.5%
$720,000
7%
$670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$900,000
Current use
AUTO REPAIR, GARAGE
$925,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$910,000
Change: +1% · Conversion: Easy
RETAIL STORES
$805,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$309 / 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
$9,670
Tax year 2024
Assessed value
$746,785
Assessed 2024
Previous assessed
$746,785
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$399,021
Assessed improvement
$347,764
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
2,004 SF
Lot
0.19 ac (8,348 SF)
Zoning code
TCC2*
APN
8587-027-017
UPID
US09-9156476
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC2* · Temple City, CA
Zoning TCC2* · permitted uses
TCC2* · 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
$900,000
AUTO REPAIR, GARAGE
Est. value
$925,000
MEDICAL BUILDING
Est. value
$910,000
RETAIL STORES
Est. value
$805,000
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
C & A Trust
Trust
Free & Clear · 12 yrs held
Mailing address
1604 SHENANDOAH RD, SAN MARINO, CA 91108-2570
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2014
—
C & A Trust
Chien,chen-fong
Quit Claim Deed
related
—
Oct 20, 1995
$245,000
Chen-fong Chien
Mauch Trust
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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