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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Office buildings
11348 Vly Blvd, El Monte, CA 91731
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1696067
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
TILT-UP CONCRETE
Total area
7,222 SF
Lot
0.59 ac (25,720 SF)
Zoning code
EMC2D-C2*
APN
8579-020-014
UPID
US09-1696067
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
$2.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.13M
Owner & transaction history
Southern California Gas Company · 2 yrs held
Southern California Gas Company
since 2023
6 recorded transactions
Zoning & alternative use
EMC2D-C2* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.3M
+29.4%
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%
$2,750,000
6.5%
$2,540,000
7%
$2,355,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,540,000
Current use
MEDICAL BUILDING
$3,285,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,440,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,245,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,180,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±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
$294 / 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
$29,523
Tax year 2023
Assessed value
$2,060,500
Assessed 2023
Previous assessed
$2,060,500
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$2,060,400
Assessed improvement
$100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
7,222 SF
Lot
0.59 ac (25,720 SF)
Zoning code
EMC2D-C2*
APN
8579-020-014
UPID
US09-1696067
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC2D-C2* · El Monte, CA
Zoning EMC2D-C2* · permitted uses
EMC2D-C2* · 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
OFFICE BUILDING Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Southern California Gas Company
Entity
Mailing address
8101 ROSEMEAD BLVD, PICO RIVERA, CA 90660-5100
Ownership since
2023
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
Oct 17, 2023
—
Southern California Gas Company
Avila 39 El Monte LP
Other
—
Sep 12, 2022
—
Avila 39 El Monte LP
Brandywine Acquisition Group LLC
Quit Claim Deed
related
—
Sep 9, 2022
$2,762,500
Avila 39 El Monte LP
Ykl Real Estate LLC
Grant Deed
$18,128,000 · City National Bank
Dec 6, 2013
$950,000
Ykl Real Estate LLC
Abrams 1987 Trusts
Grant Deed
$712,500 · Abrams 1987 Trust
Dec 6, 2013
—
Abrams,kay Tr
Abrams,martin L
Affidavit Of Death
related
—
Sep 3, 2010
—
Abrams Martin L & Kay Tr
Abrams,martin L
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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