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Property profile & analytics
OFF-MARKET
Estimated value
$5,380,000
Warehouses
11015 Rush St South El Monte, CA 91733-3559
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8473614
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
TILT-UP CONCRETE
Total area
26,800 SF
Lot
1.42 ac (62,061 SF)
Zoning code
SEM*
APN
8114-010-004
UPID
US09-8473614
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
$6.22M
Comparable Approach
Comparable
$5.10M
Blend (final)
Blend
$5.38M
Owner & transaction history
Dragonis Investments II LLC
Dragonis Investments II LLC
since 2025
Last sale
$5.1M
4 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.1M
+26.4%
Apartment house (5+ units)
$7.3M
+14.2%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,740,000
6.5%
$6,220,000
7%
$5,775,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,395,000
Current use
COMMERCIAL (GENERAL)
$8,085,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,305,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$5.38M
Range $4.84M – $5.92M · ±10% · vs last sale $5.10M (May 7 2025)
Last sale anchor
$5.10M
May 7 2025
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
$201 / 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
$42,783
Tax year 2024
Assessed value
$3,066,589
Assessed 2024
Previous assessed
$3,066,589
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,509,442
Assessed improvement
$1,557,147
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
26,800 SF
Lot
1.42 ac (62,061 SF)
Zoning code
SEM*
APN
8114-010-004
UPID
US09-8473614
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEM* · South El Monte, CA
Zoning SEM* · permitted uses
SEM* · 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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.3M
WAREHOUSE, STORAGE Current
COMMERCIAL (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
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Dragonis Investments II LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2025
$5,100,000
Dragonis Investments II LLC
The Adele Kitchner Trust
Grant Deed
$3,570,000 · First General Bank
Nov 13, 2023
—
Kenneth J Kay
Morton M Kay
Affidavit Death Of Trustee/successor Trustee
related
—
Nov 7, 2023
—
Karen Kay Platt
Morton M Kay
Affidavit Death Of Trustee/successor Trustee
related
—
Dec 1, 2003
—
Bk Trust
Kay,tr
Quit Claim Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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