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Property profile & analytics
OFF-MARKET
Apartment buildings
10831 Weaver Ave South El Monte, CA 91733-2750
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7710045
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2006
Construction
WOOD
Total area
6,424 SF
Lot
0.47 ac (20,318 SF)
Zoning code
SER3*
APN
8104-023-007
UPID
US09-7710045
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
by Request
Owner & transaction history
John W Ruwitch · 16 yrs held
John W Ruwitch
since 2009
7 recorded transactions
Zoning & alternative use
SER3* · South El Monte, 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 South El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
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
$13,823
Tax year 2024
Assessed value
$885,845
Assessed 2024
Previous assessed
$885,845
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$253,094
Assessed improvement
$632,751
Applied tax rate
12.0000
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
2006
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
5
Bathrooms
10
Total area
6,424 SF
Lot
0.47 ac (20,318 SF)
Zoning code
SER3*
APN
8104-023-007
UPID
US09-7710045
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SER3* · South El Monte, CA
Zoning SER3* · permitted uses
SER3* · South El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South El Monte. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2006
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
10
Lot
0.47 ac
Current owner
From public records · entity-resolved
John W Ruwitch
Individual
Mailing address
60 PNE RDG WAY, PORTOLA VALLEY, CA 94028-7742
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2009
$300,000
John W Ruwitch
Duong,lui
Grant Deed
$530,000 · First California Bank
Dec 29, 2004
—
Lui Duong
Duong,lui
Quit Claim Deed
related
—
Jun 14, 2004
—
Lui Duong
Truong,tong B
Quit Claim Deed
related
—
Jun 14, 2004
$580,000
Lui Duong
Wu,jiuen Y & Lin S
Grant Deed
$290,000 · Hsbc Mortgage Corp (usa)
Oct 3, 1988
$220,000
Jiuen Y Wu
Pac
Trustees Deed
$154,000 · American Savings Bank
Oct 3, 1988
$162,727
Finl Exchang Pac
Siqueiros Fmly T
Trustees Deed
related
—
—
—
Lui Duong
—
Deed Of Trust
related
$178,000 · Washington Mutual Fsb
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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