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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Investment properties
1045 Vly Blvd Ste A102 San Gabriel, CA 91776-3663
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7321580
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
1,483 SF
Lot
2.7 ac (117,792 SF)
Zoning code
SLM1-R3*
APN
5372-019-059
UPID
US09-7321580
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
-
Chang Pay-Jiuan DDS Dental Office
-
Lu & Suns Co Inc Hotel & Motel
-
Smart Rate Insurance Services Insurance Agency
-
Yung Ho Cafe Restaurant
-
CH Accounting & Tax Services Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
$460k
Comparable Approach
Comparable
$610k
Blend (final)
Blend
$610k
Owner & transaction history
Vision Property Investment LLC · 2 yrs held
Vision Property Investment LLC
since 2024
Last sale
$610,000
7 recorded transactions
Zoning & alternative use
SLM1-R3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$905,000
+85.5%
Auto repair, garage
$685,000
+41.0%
Medical building
$675,000
+38.6%
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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$610,000
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
$500,000
6.5%
$460,000
7%
$430,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$485,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: +86% · Conversion: Difficult
AUTO REPAIR, GARAGE
$685,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: +39% · Conversion: Easy
RETAIL STORES
$635,000
Change: +30% · Conversion: Easy
OFFICE BUILDING
$560,000
Change: +15% · Conversion: Easy
WAREHOUSE, STORAGE
$435,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $610k (Apr 2 2024)
Last sale anchor
$610k
Apr 2 2024
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
$411 / 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
$8,461
Tax year 2024
Assessed value
$610,000
Assessed 2024
Previous assessed
$610,000
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$214,000
Assessed improvement
$396,000
Applied tax rate
8.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
1,483 SF
Lot
2.7 ac (117,792 SF)
Zoning code
SLM1-R3*
APN
5372-019-059
UPID
US09-7321580
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLM1-R3* · San Gabriel, CA
Zoning SLM1-R3* · permitted uses
SLM1-R3* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$485,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$685,000
MEDICAL BUILDING
Est. value
$675,000
RETAIL STORES
Est. value
$635,000
OFFICE BUILDING
Est. value
$560,000
WAREHOUSE, STORAGE
Est. value
$435,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
2.7 ac
Current owner
From public records · entity-resolved
Vision Property Investment LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jan 16, 2026
—
Vision Property Investment LLC
—
Deed
related
$257,777 · Ctbc Bank Corp USA
Apr 2, 2024
—
Vision Property Investment LLC
Chong Chao Mun
Intrafamily Transfer
related
—
Oct 2, 2023
$610,000
Chong Chao Mun
Alfa Hsieh
Grant Deed
$265,000 · Ctbc Bank Corp USA
Sep 1, 2021
—
Alfa Hsieh
—
Deed
related
$300,000 · Asian Pacific National Bank
Sep 15, 2016
—
Alfa Hsieh
—
Deed
related
$310,000 · Preferred Bank
Jun 1, 2016
$490,000
Alfa Hsieh
Moelijono,youdy
Grant Deed
$290,000 · Youdy Moelijono
Jan 13, 2006
$470,000
Youdy Moelijono
Pan,chun H
Grant Deed
—
Aug 12, 1999
$243,500
Chun H Pan
General Bank
Grant Deed
$170,000 · First Continental Bank
Jan 8, 1996
—
General Bank
—
Deed Of Trust
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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