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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Warehouses
10932 Klingerman St Ste C El Monte, CA 91733-2711
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-9303575
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2009
Construction
TILT-UP CONCRETE
Total area
4,240 SF
Lot
1.15 ac (50,074 SF)
Zoning code
SEM*
APN
8104-021-035
UPID
US09-9303575
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
-
MEGA HOME, LLC Department Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.53M
CAP Approach
CAP
$985k
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.35M
Owner & transaction history
Botast LLC · 5 yrs held
Botast LLC
since 2021
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
SEM* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.9M
+90.4%
Office building
$1.5M
+47.2%
Auto repair, garage
$1.4M
+41.4%
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
$1,430,000
ML approach
$1,525,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,010,000
Current use
MEDICAL BUILDING
$1,925,000
Change: +90% · Conversion: Difficult
OFFICE BUILDING
$1,490,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,430,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,280,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$1,125,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±10% · vs last sale $1.25M (Mar 12 2021)
Last sale anchor
$1.25M
Mar 12 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
$317 / 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
$16,948
Tax year 2024
Assessed value
$1,326,508
Assessed 2024
Previous assessed
$1,326,508
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$757,701
Assessed improvement
$568,807
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
4,240 SF
Lot
1.15 ac (50,074 SF)
Zoning code
SEM*
APN
8104-021-035
UPID
US09-9303575
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEM* · El Monte, CA
Zoning SEM* · permitted uses
SEM* · 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
WAREHOUSE, STORAGE Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.15 ac
Current owner
From public records · entity-resolved
Botast LLC
Entity
Mailing address
10932 KLINGERMAN ST, EL MONTE, CA 91733-2711
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2021
$1,250,000
Botast LLC
Ryan Park
Grant Deed
$625,000 · First General Bank
Oct 31, 2019
$935,000
Ryan Park
Hh Dorje Chang Buddha Ill Cult
Grant Deed
$600,000 · Bank Of America
Feb 18, 2016
—
H H Dorje Chang Buddha III Cul
Master Wan Ko Yee Internationa
Quit Claim Deed
—
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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