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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
High-rise multifamily apartments
Alhambra, CA 91801
Individually Owned
Absentee Owner
Free & Clear
Property ID
US10-0516827
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Lot
0.93 ac (40,382 SF)
Zoning code
ALCBD/DRD*
APN
5345-004-064
UPID
US10-0516827
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
by Request
Blend (final)
Blend
$850k
Owner & transaction history
Jung Kuo Fan
Jung Kuo Fan
since 2026
Last sale
$848,000
7 recorded transactions
Zoning & alternative use
ALCBD/DRD* · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$17,269
Tax year 2024
Assessed value
$1,356,264
Assessed 2024
Previous assessed
$1,356,264
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,132,891
Assessed improvement
$223,373
Applied tax rate
1.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Lot
0.93 ac (40,382 SF)
Zoning code
ALCBD/DRD*
APN
5345-004-064
UPID
US10-0516827
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALCBD/DRD* · Alhambra, CA
Zoning ALCBD/DRD* · permitted uses
ALCBD/DRD* · Alhambra, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alhambra. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Lot
0.93 ac
Current owner
From public records · entity-resolved
Jung Kuo Fan
Individual
Free & Clear · 0 yrs held
Mailing address
9661 LAS TUNAS DR, TEMPLE CITY, CA 91780-2166
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
45 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2026
$825,000
Jung Kuo Fan
Ares Property Investment LLC
Grant Deed
—
Feb 27, 2026
—
Selina Zeng Luong
Xuan Luong Hau
Deed
related
—
Feb 27, 2026
$840,000
Selina Zeng Luong
Ares Property Investment LLC
Grant Deed
—
Feb 27, 2026
$820,000
Shu Sen Wang
Ares Property Investment LLC
Grant Deed
—
Feb 23, 2026
$820,000
Debbie Huang
Ares Property Investment LLC
Grant Deed
$656,000 · Aaa Capital Investment INC
Feb 13, 2026
$925,000
Jianxun Mou
Ares Property Investment LLC
Grant Deed
—
Feb 2, 2026
—
Ares Property Investment LLC
Ares Property Investment LLC
Deed
related
$5,600,000 · First Commercial Bank USA
Jan 5, 2026
—
Ares Property Investment LLC
—
Deed
related
$11,160,000 · First Commercial Bank USA
Nov 7, 2025
$850,000
The Scott J Samarel Revocable Trust
Ares Property Investment LLC
Grant Deed
$637,500 · New American Funding
Sep 30, 2025
$848,000
Yan Mak Wing
Ares Property Investment LLC
Grant Deed
$636,000 · Wells Fargo Bank NA
Sep 29, 2025
$860,000
Shan Yan
Ares Property Investment LLC
Grant Deed
—
Sep 25, 2025
$724,000
Yu Kuan Kuo
Ares Property In Vestment LLC
Grant Deed
—
Sep 19, 2025
$850,000
Slb Source LLC
Ares Property Investment LLC
Grant Deed
—
Aug 29, 2025
$961,000
Christopher Lai
Ares Property Investment LLC
Grant Deed
$623,250 · Zillow Home Loans LLC
Aug 29, 2025
$640,000
Michael Yu Chia Chang
Ares Property Investment LLC
Grant Deed
—
Aug 22, 2025
$910,000
Hsein M Ko And Jane H Ko Revocable
Ares Property Investment LLC
Grant Deed
$806,500 · Us Bank NA
Jul 25, 2025
—
James Lewis Nieman
—
Deed
related
$365,000 · Citibank NA
Jul 22, 2025
$865,000
Li Fang
Ares Property Investment LLC
Grant Deed
$605,500 · Emet Lending Group INC
Jul 15, 2025
$840,000
Qiang Xu
Ares Property Investment LLC
Grant Deed
$405,900 · Cathay Bank
Jul 11, 2025
$906,000
Gorden Yao
Ares Property Investment LLC
Grant Deed
—
Jul 11, 2025
$739,000
Southwest Palm Properties LLC
Ares Property Investment LLC
Grant Deed
—
Jul 1, 2025
$880,000
The Mary Yu Family Trust
Ares Property Investment LLC
Grant Deed
—
Jun 27, 2025
$735,000
Esther Wang
Ares Property Investment LLC
Grant Deed
—
Jun 27, 2025
—
Jianqiang Wang
Ji Dandan
Deed
related
—
Jun 26, 2025
$1,500,000
Mohammad Yasser Ascha
Ares Property Investment LLC
Grant Deed
$806,500 · Us Bank NA
Jun 17, 2025
$884,000
Cicada Ventures II LLC
Ares Property Investment LLC
Grant Deed
—
Jun 16, 2025
$884,000
Sun Zhan
Ares Sforerr Investment LLC
Grant Deed
—
Jun 13, 2025
—
Chi Ren Lin
—
Deed
related
$680,000 · Jpmorgan Chase Bank NA
May 30, 2025
$865,000
Mei Chen Chiyang
Ares Property Investment LLC
Grant Deed
—
May 30, 2025
$853,000
May Y Lee
Ares Property Investment LLC
Grant Deed
—
May 28, 2025
$865,000
Wenbo Jiang
Ares Property Investment LLC
Grant Deed
—
May 23, 2025
$867,000
Vivian Meng Yuan
Ares Property Investment LLC
Grant Deed
$433,000 · Cathay Bank
May 22, 2025
—
Jing Yang
Hai Huang
Quitclaim Deed
related
—
May 22, 2025
$1,397,500
Jing Yang
Ares Property Investment LLC
Grant Deed
—
May 21, 2025
$910,000
Bob Hong
Ares Property Investment LLC
Grant Deed
—
May 16, 2025
$866,000
Teh Hsieh Sheng
Ares Property Investment LLC
Grant Deed
—
May 16, 2025
$850,000
Scott Hsieh
Ares Property Investment LLC
Grant Deed
$637,500 · Gold Capital Lending INC
May 16, 2025
—
Teh Hsieh Sheng
Ares Property Investment LLC
Deed
related
—
May 16, 2025
$1,388,000
Ayla Jefferson
Ares Property Investment LLC
Grant Deed
$938,000 · Citibank NA
May 15, 2025
$1,400,000
Kripke LLC
Ares Property Investment LLC
Grant Deed
—
May 12, 2025
$865,000
Katherine Ziqi Xie
Ares Property Investment LLC
Grant Deed
$692,000 · Citibank NA
May 9, 2025
$955,000
Thomas J Lin
Aresproperty Investment LLC
Grant Deed
—
Apr 18, 2025
$870,000
Victoria Chu
Ares Property Investment LLC
Grant Deed
$696,000 · Morgan Stanley Private Bank NA
Apr 15, 2025
$721,000
William Pei Ren Wang
Property Investment LLC
Grant Deed
$504,700 · Cathay Bank
Apr 9, 2025
$880,000
Kevin Anthony Wallace
Ares Property Investment LLC
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.
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