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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Retail space
104 Whittier Blvd Montebello, CA 90640-5357
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6700564
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
14,220 SF
Lot
0.44 ac (19,018 SF)
Zoning code
MNC2*
APN
6347-012-011
UPID
US09-6700564
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
$3.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.08M
Blend (final)
Blend
$3.19M
Owner & transaction history
Ankle & Foot Care Center INC
Ankle & Foot Care Center INC
since 2026
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
MNC2* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$4.2M
+2.0%
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
$3,325,000
ML approach
$3,245,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,095,000
Current use
WAREHOUSE, STORAGE
$4,180,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,860,000
Change: -6% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,860,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $3.15M (Dec 30 2021)
Last sale anchor
$3.15M
Dec 30 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
$224 / 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
$27,892
Tax year 2024
Assessed value
$1,865,436
Assessed 2024
Previous assessed
$1,865,436
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$1,075,773
Assessed improvement
$789,663
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
14,220 SF
Lot
0.44 ac (19,018 SF)
Zoning code
MNC2*
APN
6347-012-011
UPID
US09-6700564
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
RETAIL STORES Current
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
Ankle & Foot Care Center INC
Entity
Mailing address
11865 PORTER VLY DR, PORTER RANCH, CA 91326-1417
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2026
$800,000
Ankle & Foot Care Center INC
Iheartmiko LLC
Grant Deed
—
Dec 30, 2021
$3,150,000
Topanga Canyon Partners LLC
Mike George Anz
Grant Deed
—
Dec 30, 2021
—
Mike George Anz
Team Kira LLC
Quit Claim Deed
related
—
Oct 1, 2020
$725,000
Iheartmike LLC
Socal Homes La LLC
Grant Deed
—
May 13, 2020
—
Ruben A Jandres
—
Deed
related
$540,000 · Total Lender Solutions INC
May 28, 2019
—
Ruben A Jandres
Jandres,ruben
Deed
related
—
May 8, 2019
—
Ruben A Jandres
Jandres,ruben A
Quitclaim Deed
related
$450,000 · Total Lender Solutions INC
Apr 3, 2019
—
Ruben Jandres
Bautista,carlos & Martha
Quitclaim Deed
related
—
Feb 22, 2019
—
Team Kira LLC
—
Deed
related
$975,000 · Logix FCU
Feb 7, 2019
—
Carlos Bautista
—
Deed
related
$35,000 · Jo-pro INC
Jan 7, 2016
—
Team Kira LLC
Anz,michael G
Quit Claim Deed
related
—
Apr 3, 2003
$650,000
Michael G Anz
Mcmahan Furniture Co
Grant Deed
$493,750 · Mcmahan Furniture Co
—
—
Michael G Anz
—
Loan Modification
related
$500,000 · Bank Of The West
—
—
Michael G Anz
—
Deed Of Trust
related
$700,000 · Allibhai Safudin (te)
—
—
Michael G Anz
—
Deed Of Trust
related
$500,000 · Bank Of The West
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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