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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Investment properties
111 Melrose Ave Monrovia, CA 91016-2138
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9168883
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1976
Construction
TILT-UP CONCRETE
Total area
1,558 SF
Lot
0.15 ac (6,324 SF)
Zoning code
MOCG*
APN
8504-004-033
UPID
US09-9168883
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
-
Colletta Carpet Cleaning Carpet Cleaning Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
$485k
Comparable Approach
Comparable
$755k
Blend (final)
Blend
$595k
Owner & transaction history
Brian M Costanza · 4 yrs held
Brian M Costanza
since 2022
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
MOCG* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$950,000
+97.0%
Auto repair, garage
$720,000
+49.7%
Medical building
$710,000
+47.1%
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 Monrovia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monrovia 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
$610,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$480,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$950,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$720,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$710,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$700,000
Change: +45% · Conversion: Easy
RETAIL STORES
$595,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$460,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $600k (Apr 8 2022)
Last sale anchor
$600k
Apr 8 2022
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
$382 / 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
$8,929
Tax year 2024
Assessed value
$643,317
Assessed 2024
Previous assessed
$643,317
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$375,269
Assessed improvement
$268,048
Applied tax rate
6.0000
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,558 SF
Lot
0.15 ac (6,324 SF)
Zoning code
MOCG*
APN
8504-004-033
UPID
US09-9168883
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MOCG* · Monrovia, CA
Zoning MOCG* · permitted uses
MOCG* · Monrovia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monrovia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$480,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$950,000
AUTO REPAIR, GARAGE
Est. value
$720,000
MEDICAL BUILDING
Est. value
$710,000
OFFICE BUILDING
Est. value
$700,000
RETAIL STORES
Est. value
$595,000
WAREHOUSE, STORAGE
Est. value
$460,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Brian M Costanza
Individual
Free & Clear · 4 yrs held
Mailing address
8544 BELLA VIS DR, RANCHO CUCAMONGA, CA 91701-1366
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Apr 8, 2022
—
Brian M Costanza
Brian Costanza
Intrafamily Transfer
related
—
Jun 10, 2020
$600,000
Brian M Costanza
Colletta Lori M Trust
Grant Deed
$600,000 · Colletta Lori M Trust (rt)
Oct 1, 2019
—
Colletta,lori M Trust
Colletta R & L F/tr
Quit Claim Deed
related
—
Mar 22, 2017
—
Colletta,robert & Lori Trust
Colletta,robert & Lori
Quit Claim Deed
related
—
Mar 8, 1996
$175,000
Robert Colletta
Ligason,romeo B & Leonore M
Grant Deed
$75,000 · Wells Fargo Bank
Feb 24, 1989
$190,000
Alfonso Derenzis
Padilla Juan And
Grant Deed
related
$132,000 · Pomona First Federal S & L
—
—
Romeo B Ligason
—
Deed Of Trust
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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