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Property profile & analytics
OFF-MARKET
Estimated value
$3,375,000
Commercial land
11338 Vly Blvd El Monte, CA 91731-3228
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-2174003
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
El Monte Community Credit Union Atm
-
Addleman Funeral Home Social Service Agency
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
Avila 39 El Monte LP · 3 yrs held
Avila 39 El Monte LP
since 2022
Last sale
$3.4M
6 recorded transactions
Zoning & alternative use
EMC2D-C2-R · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+115.9%
Neighborhood: shopping center
$4.0M
+101.8%
Medical building
$3.0M
+50.7%
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
$3,940,000
ML approach
$3,330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,245,000
Change: +116% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,965,000
Change: +102% · Conversion: Difficult
MEDICAL BUILDING
$2,965,000
Change: +51% · Conversion: Easy
OFFICE BUILDING
$2,290,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,200,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$3.38M
Range $3.04M – $3.71M · ±10% · vs last sale $3.43M (Sep 9 2022)
Last sale anchor
$3.43M
Sep 9 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
$518 / 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 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
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
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, CA
Zoning EMC2D-C2-R · permitted uses
EMC2D-C2-R · 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
RESTAURANT
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1925
Heating
NONE
Lot
0.49 ac
Current owner
From public records · entity-resolved
Avila 39 El Monte LP
Entity
Free & Clear · 3 yrs held
Mailing address
16580 ASTON, IRVINE, CA 92606-4805
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2022
—
Avila 39 El Monte LP
Brandywine Acquisition Group LLC
Re-recorded Document
related
—
Sep 9, 2022
$3,425,000
Avila 39 El Monte LP
Universal Development LLC
Grant Deed
$18,128,000 · City National Bank
Dec 11, 2018
$1,590,000
Universal Dev LLC
Addleman Roy C Trust
Grant Deed
$1,000,000 · Zions Bancorporation NA
Dec 11, 2018
—
Owner Name Unavailable
Addleman,roy C
Affidavit Of Death
related
—
Mar 29, 1993
—
Addleman,roy C Tr
—
Deed Of Trust
related
—
Feb 4, 1971
—
—
—
Grant 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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