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Property profile & analytics
OFF-MARKET
Estimated value
$12,370,000
Apartment buildings
11690 Ramona Blvd El Monte, CA 91732-2359
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9262143
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
33,151 SF
Lot
1.12 ac (48,743 SF)
Zoning code
EMC2-P*
APN
8567-010-027
UPID
US09-9262143
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
$8.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.11M
Blend (final)
Blend
$12.37M
Owner & transaction history
Great Architech LLC · 5 yrs held
Great Architech LLC
since 2021
Last sale
$13.2M
7 recorded transactions
Zoning & alternative use
EMC2-P* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$20.2M
+173.3%
Medical building
$15.1M
+104.1%
Office building
$11.7M
+57.8%
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 El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Monte 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
$12,010,000
ML approach
$8,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$20,175,000
Change: +173% · Conversion: Difficult
MEDICAL BUILDING
$15,070,000
Change: +104% · Conversion: Moderate
OFFICE BUILDING
$11,650,000
Change: +58% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,190,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,000,000
Change: +35% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$9,045,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$12.37M
Range $11.13M – $13.61M · ±10% · vs last sale $13.18M (Jun 7 2021)
Last sale anchor
$13.18M
Jun 7 2021
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
$373 / 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
$195,017
Tax year 2024
Assessed value
$14,007,869
Assessed 2024
Previous assessed
$14,007,869
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$9,790,704
Assessed improvement
$4,217,165
Applied tax rate
3.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
47
Bathrooms
47
Total area
33,151 SF
Lot
1.12 ac (48,743 SF)
Zoning code
EMC2-P*
APN
8567-010-027
UPID
US09-9262143
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC2-P* · El Monte, CA
Zoning EMC2-P* · permitted uses
EMC2-P* · El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.2M
MEDICAL BUILDING
Est. value
$15.1M
OFFICE BUILDING
Est. value
$11.7M
AUTO REPAIR, GARAGE
Est. value
$11.2M
COMMERCIAL (GENERAL)
Est. value
$10.0M
INDUSTRIAL (GENERAL)
Est. value
$9.0M
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
47
Bathrooms
47
Lot
1.12 ac
Current owner
From public records · entity-resolved
Great Architech LLC
Entity
Mailing address
3579 E FOOTHILL BLVDPMB755, PASADENA, CA 91107-3119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2021
$13,180,000
Great Architech LLC
Letw One LLC
Grant Deed
$7,000,000 · East West Bank
Apr 9, 2019
—
Letw One LLC
—
Deed
related
$500,000 · Positive Invs
Mar 29, 2019
$11,295,000
Letw One LLC
Pi Properties No 97 LLC
Grant Deed
$5,750,000 · Luther Burbank Savings
Nov 16, 2018
$9,350,000
Pi Properties No 97 LLC
Weiswasser D & E 2005 Trust
Grant Deed
—
Aug 7, 2015
$8,000,000
David Weiswasser
Rajeswara Gudapati
Grant Deed
$4,500,000 · Jpmorgan Chase Bank NA
Sep 19, 2003
—
Ramachandrarao,tr
P I Properties 93 LP
Grant Deed
related
$2,590,000 · Washington Mutual Fsb
Nov 14, 2001
—
Brooke,carol Y Tr
Brooke,c Y Tr
Quit Claim Deed
related
—
Jul 30, 1998
—
Carol Young Founda Brooke
Chmura,m
Quit Claim Deed
related
—
May 24, 1994
—
Chmura,michael Tr
—
Deed Of Trust
related
—
—
—
Letw One LLC
—
Deed Of Trust
related
$500,000 · Positive Invs
—
—
Pi Properties No 93
—
Deed Of Trust
related
$1,721,250 · Carol Young Brooke Foundation
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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