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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Office buildings
104 Whittier Blvd Montebello, CA 90640-5320
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6973176
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
WOOD
Total area
2,432 SF
Lot
0.13 ac (5,750 SF)
Zoning code
MNC2*
APN
6346-021-021
UPID
US09-6973176
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
-
King Top Deals Department Store Grocery & Convenience Store
-
August Beauties Hair Salon Nail Salon
-
Castillo Tax Service Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
$870k
Comparable Approach
Comparable
$896k
Blend (final)
Blend
$810k
Owner & transaction history
Iheartmike LLC · 5 yrs held
Iheartmike LLC
since 2020
Last sale
$725,007
7 recorded transactions
Zoning & alternative use
MNC2* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+76.1%
Medical building
$1.1M
+73.1%
Warehouse, storage
$715,000
+11.9%
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 Montebello submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montebello 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
$800,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$640,000
Current use
AUTO REPAIR, GARAGE
$1,125,000
Change: +76% · Conversion: Difficult
MEDICAL BUILDING
$1,105,000
Change: +73% · Conversion: Easy
WAREHOUSE, STORAGE
$715,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$700,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$660,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $725k (Oct 1 2020)
Last sale anchor
$725k
Oct 1 2020
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
$333 / 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
$11,128
Tax year 2024
Assessed value
$769,375
Assessed 2024
Previous assessed
$769,375
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$583,664
Assessed improvement
$185,711
Applied tax rate
6.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,432 SF
Lot
0.13 ac (5,750 SF)
Zoning code
MNC2*
APN
6346-021-021
UPID
US09-6973176
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNC2* · Montebello, CA
Zoning MNC2* · permitted uses
MNC2* · Montebello, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montebello. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$640,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$715,000
RETAIL STORES
Est. value
$700,000
COMMERCIAL (GENERAL)
Est. value
$660,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
COMMERCIAL (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
1961
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Iheartmike LLC
Entity
Mailing address
104 W WHITTIER BLVD, MONTEBELLO, CA 90640-5320
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2020
$725,000
Iheartmike LLC
Socal Homes La LLC
Grant Deed
—
May 28, 2019
—
Ruben A Jandres
Jandres,ruben
Correction Deed
related
—
May 8, 2019
—
Ruben A Jandres
Jandres,ruben A
Quit Claim Deed
related
$450,000 · Total Lender Solutions INC
Apr 3, 2019
—
Ruben Jandres
Bautista,carlos & Martha
Quit Claim Deed
related
—
Feb 11, 2004
$240,000
Carlos Bautista
First Assembly Of God Of Monte
Grant Deed
$175,000 · First Assembly Of God Of Monte
—
—
Carlos Bautista
—
Deed Of Trust
related
$35,000 · Jo-pro INC
—
—
Ruben A Jandres
—
Deed Of Trust
related
$540,000 · Total Lender Solutions INC
May 31, 1968
—
—
—
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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