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Property profile & analytics
OFF-MARKET
Estimated value
$5,745,000
Retail space
9822 Ramona St Bellflower, CA 90706
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8568830
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
TILT-UP CONCRETE
Total area
29,382 SF
Lot
0.45 ac (19,796 SF)
Zoning code
BFCG
APN
7161-013-076
UPID
US09-8568830
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.23M
Blend (final)
Blend
$5.75M
Owner & transaction history
Bellflower First Plaza LLC · 11 yrs held
Bellflower First Plaza LLC
since 2015
7 recorded transactions
Zoning & alternative use
BFCG · Bellflower, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.9M
+2.9%
Auto repair, garage
$8.8M
+1.9%
Warehouse, storage
$8.6M
+0.2%
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 Bellflower submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bellflower 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$8,615,000
Current use
COMMERCIAL (GENERAL)
$8,865,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,780,000
Change: +2% · Conversion: Difficult
WAREHOUSE, STORAGE
$8,635,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$5.75M
Range $5.17M – $6.32M · ±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
$196 / 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
$71,266
Tax year 2024
Assessed value
$5,007,703
Assessed 2024
Previous assessed
$5,007,703
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,472,852
Assessed improvement
$3,534,851
Applied tax rate
11.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
29,382 SF
Lot
0.45 ac (19,796 SF)
Zoning code
BFCG
APN
7161-013-076
UPID
US09-8568830
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFCG · Bellflower, CA
Zoning BFCG · permitted uses
BFCG · Bellflower, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bellflower. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$8.8M
WAREHOUSE, STORAGE
Est. value
$8.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Bellflower First Plaza LLC
Entity
Free & Clear · 11 yrs held
Mailing address
2943 OLNEY PL, BURBANK, CA 91504-1840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Feb 27, 2015
$9,275,000
Bellflower First Plaza LLC
Christina Ents-bellflower LLC
Grant Deed
—
Apr 7, 2011
—
Christina Enterprises Bellflower Ll
Christina Enterprises LLC
Grant Deed
—
Mar 25, 2005
—
Viken Ghanimian
Ghanimian,pauline
Quit Claim Deed
related
—
Mar 25, 2005
$8,750,000
Viken Ghanimian
Armony Family 1998 Trust
Grant Deed
$6,125,000 · Cedars Bank
Jun 26, 1997
—
Ents Baraka
Equimax Mortgage & Loan,
Quit Claim Deed
related
—
Jun 3, 1997
—
Equimax Mortgage & Loan
Sumitomo Bank Of California
Grant Deed
related
$9,000,000 · Hawthorne Savings Bank Fsb
Dec 10, 1996
$1,480,000
Sumitomo Bank Of California
Rikuo Corporation
Trustees Deed
related
—
Feb 8, 1988
$225,000
Rikuo Corp
Unknown
Grant Deed
—
—
—
Baraka Enterprises LLC
—
Deed Of Trust
related
$2,380,000 · Evertrust 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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