Entity Owned
No photos on file
For Sale
Contact for pricing
11338 Valley Blvd, El Monte, CA 91731
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Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1925
Total area
6,518 SF
Lot
0.49 ac (21,230 SF)
Zoning code
EMC2D-C2-R
APN
8579-020-011
UPID
US09-2174003
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Atm
-
Social Service Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$3.38M
Owner & transaction history
since 2022
Last sale
$3.4M
6 recorded transactions
Zoning & alternative use
EMC2D-C2-R · El Monte, CA
Top alternative use upside
Restaurant
$4.2M
+115.9%
Neighborhood: shopping center
$4.0M
+101.8%
Medical building
$3.0M
+50.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 42 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.38M
Value range
$3.04M – $3.71M
±10% around blend
Estimated value / SF
$518 / SF
Confidence
High
42 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$3.04M
blend $3.38M
$3.71M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,518 SF
Lot area
0.49 ac
Year built
1925
APN
8579-020-011
Zoning
EMC2D-C2-R
Assessed value
$1,698,000
Annual tax
$23,425
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.25M
Weighted, 20 comps · high confidence
Evidence
42 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.1 mi away · 4,682 SF
7.3 mi away · 4,668 SF
9.2 mi away · 6,059 SF
10.5 mi away · 8,167 SF
10.7 mi away · 6,840 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.38M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 40 sales
$302
+72%
County 2504 sales
$309
+68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $518/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+116%
vs current-use indication
Neighborhood: Shopping Center
Medical Building
Office Building
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 42 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
2.90%
Implied, in-place cap rate for this commercial land
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$240k *
Last sale · Sep 2022
$3.43M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.27M
Move the market yield to see immediate price impact.
Value / SF
$1,268
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.40%2.90%3.40%
$216k
$8.99M
$7.44M
$6.35M
$240k
$9.99M
$8.27M
$7.05M
$264k
$10.99M
$9.09M
$7.76M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
42 found
High confidence · county-verified
Closest comparable
$2.65M
4.0 mi · Nov 2025 · $513/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,425
Tax year 2023
Assessed value
$1,698,000
Assessed 2023
Previous assessed
$1,698,000
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,698,000
Applied tax rate
13.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Sale
Year built
1925
Heating
NONE
Total area
6,518 SF
Lot
0.49 ac (21,230 SF)
Zoning code
EMC2D-C2-R
APN
8579-020-011
UPID
US09-2174003
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC2D-C2-R · El Monte, CAZoning EMC2D-C2-R · permitted uses
EMC2D-C2-R · El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1925
Heating
NONE
Lot
0.49 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
EMC2D-C2-R
Jurisdiction
El Monte, CA
Recorded code
EMC2D-C2-R
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for EMC2D-C2-R in El Monte, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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