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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Retail space
10917 Main St, El Monte, CA 91731-2615
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US10-0344909
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
6,500 SF
Lot
0.15 ac (6,438 SF)
Zoning code
EMC2*
APN
8575-020-003
UPID
US10-0344909
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
$1.92M
Blend (final)
Blend
$1.44M
Owner & transaction history
Mylinh Lam LLC · 7 yrs held
Mylinh Lam LLC
since 2018
7 recorded transactions
Zoning & alternative use
EMC2* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+44.1%
Auto repair, garage
$2.2M
+38.5%
Industrial (general)
$2.0M
+27.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,585,000
Current use
OFFICE BUILDING
$2,285,000
Change: +44% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,195,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,020,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,960,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$1.44M
Range $1.30M – $1.58M · ±10%
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
$222 / 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
$20,548
Tax year 2024
Assessed value
$1,465,481
Assessed 2024
Previous assessed
$1,465,481
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$879,289
Assessed improvement
$586,192
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
6,500 SF
Lot
0.15 ac (6,438 SF)
Zoning code
EMC2*
APN
8575-020-003
UPID
US10-0344909
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC2* · El Monte, CA
Zoning EMC2* · permitted uses
EMC2* · 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
RETAIL STORES Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Mylinh Lam LLC
Entity
Mailing address
10915 MAIN ST, EL MONTE, CA 91731-2615
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Apr 30, 2021
—
Mylinh Lam LLC
—
Deed
related
$650,000 · Mufg Union Bank NA
Oct 4, 2018
$1,340,000
Mylinh Lam LLC
Matar Moussa
Grant Deed
$900,000 · Banner Bank
Jan 16, 2013
$719,000
Moussa Matar
10917 Valley Mall LLC
Grant Deed
—
Jan 16, 2013
—
10917 Valley Mall LLC
Shenbaum Richard Trust
Grant Deed
—
Dec 9, 2004
—
Shenbaum Family Trust
Shenbaum Richard Trust
Quit Claim Deed
related
—
Aug 7, 1990
$1,525,000
1427 Partnership
Michigan Millers
Grant Deed
$763,000 · Community Bank NA
—
—
1427 Partnership
—
Deed Of Trust
related
$631,000 · Cal Statewide Certified Dev
—
—
1427 Partnership
—
Deed Of Trust
related
$610,000 · Community Bank NA
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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