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Property profile & analytics
OFF-MARKET
Estimated value
$5,095,000
Investment properties
10990 Lowr Azusa Rd El Monte, CA 91731-1352
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-6901052
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1986
Construction
WOOD
Total area
20,579 SF
Lot
1.37 ac (59,740 SF)
Zoning code
EMC2YY
APN
8575-003-028
UPID
US09-6901052
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
$5.58M
Comparable Approach
Comparable
$5.25M
Blend (final)
Blend
$5.10M
Owner & transaction history
Yc Fang Corp · 14 yrs held
Yc Fang Corp
since 2011
7 recorded transactions
Zoning & alternative use
EMC2YY · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.2M
+16.5%
Auto repair, garage
$6.9M
+11.9%
Industrial (general)
$6.4M
+3.0%
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 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%
$6,045,000
6.5%
$5,580,000
7%
$5,180,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,205,000
Current use
OFFICE BUILDING
$7,230,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,945,000
Change: +12% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,390,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,030,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$5.10M
Range $4.59M – $5.60M · ±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
$248 / 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
$75,351
Tax year 2024
Assessed value
$4,925,709
Assessed 2024
Previous assessed
$4,925,709
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$3,078,570
Assessed improvement
$1,847,139
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
20,579 SF
Lot
1.37 ac (59,740 SF)
Zoning code
EMC2YY
APN
8575-003-028
UPID
US09-6901052
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC2YY · El Monte, CA
Zoning EMC2YY · permitted uses
EMC2YY · 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
COMMERCIAL (GENERAL) Current
Est. value
$6.2M
OFFICE BUILDING
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$6.9M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Yc Fang Corp
Entity
Mailing address
PO BOX 8354, ROWLAND HEIGHTS, CA 91748-0354
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2011
$4,000,000
Yc Fang Corp
Ktt Properties LLC
Grant Deed
$1,200,000 · Eastern International Bank
Aug 15, 2007
—
Ktt Properties LLC
Chou,chien K
Quit Claim Deed
related
—
May 30, 2007
—
Chien K Chou
Chen,hsiao-chen
Grant Deed
related
—
Dec 1, 2004
$761,500
Hsiao-chen Chen
Chou,chien K
Grant Deed
related
—
Jan 16, 2004
$2,900,000
Hsiao-chen Chen
Wen,tr
Grant Deed
related
$1,885,000 · Evertrust Bank
Dec 3, 2003
—
Leslie M Chueh
Sun,ching Y
Grant Deed
related
—
Dec 3, 2003
$117,636
Chen-hui Ho
Sun,ching Y
Grant Deed
related
—
Jul 29, 1994
—
Wen,david D & Brenda O Trustees
Wen,d D & B O
Quit Claim Deed
related
—
—
—
Sts Trust
—
Deed Of Trust
related
$1,407,000 · Jackson Federal Bank
—
—
Ktt Properties LLC
—
Deed Of Trust
related
$2,020,000 · First Commercial Bank
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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