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Property profile & analytics
OFF-MARKET
Estimated value
$21,380,000
Medical Office Space
120 Hellman Ave Monterey Park, CA 91754-1209
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6174953
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2020
Construction
WOOD
Total area
27,834 SF
Lot
0.42 ac (18,479 SF)
Zoning code
MPOP*
APN
5255-002-104
UPID
US09-6174953
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
-
Optic Eye Care Medical Clinic Ophthalmologist
-
AMG Medical Group - Hellman Medical Group
-
Arthur Po Fei Chou Physician
-
NORMAN C. BAUTISTA Physician
-
Dr. Arthur Chou Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$20.64M
Blend (final)
Blend
$21.38M
Owner & transaction history
120 Hellman LLC · 4 yrs held
120 Hellman LLC
since 2022
Last sale
$21.6M
7 recorded transactions
Zoning & alternative use
MPOP* · Monterey Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.1M
+43.3%
Neighborhood: shopping center
$16.9M
+33.9%
Auto repair, garage
$12.9M
+1.8%
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 Monterey Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monterey Park 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
$21,655,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$18,125,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$16,940,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,875,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$21.38M
Range $19.24M – $23.52M · ±10% · vs last sale $21.61M (Feb 8 2022)
Last sale anchor
$21.61M
Feb 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
$768 / 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
$290,477
Tax year 2024
Assessed value
$22,487,205
Assessed 2024
Previous assessed
$22,487,205
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$4,785,840
Assessed improvement
$17,701,365
Applied tax rate
1.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
2
Rooms
15
Bathrooms
2
Total area
27,834 SF
Lot
0.42 ac (18,479 SF)
Zoning code
MPOP*
APN
5255-002-104
UPID
US09-6174953
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MPOP* · Monterey Park, CA
Zoning MPOP* · permitted uses
MPOP* · Monterey Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monterey Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$18.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.9M
AUTO REPAIR, GARAGE
Est. value
$12.9M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Rooms
15
Bathrooms
2
Lot
0.42 ac
Current owner
From public records · entity-resolved
120 Hellman LLC
Entity
Mailing address
1668 S GARFIELD AVE2NDFL, ALHAMBRA, CA 91801-5400
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2025
—
120 Hellman LLC
—
Deed
related
$10,000,000 · Cathay Bank
Feb 8, 2022
$21,614,000
120 Hellman LLC
Citizens Group LLC
Grant Deed
$16,275,000 · Mufg Union Bank NA
Feb 4, 2022
—
Citizens Group LLC
—
Deed
related
$8,000,000 · Richman Investments LP
Mar 12, 2021
—
Citizens Group LLC
—
Deed
related
$1,600,000 · Allied Physicians Of California
Aug 31, 2018
—
Citizens Group LLC
—
Trustees Deed
related
$9,250,000 · American Plus Bk NA
Aug 21, 2015
—
Hellman Investment LLC
Yiu,yvonne
Quit Claim Deed
—
Aug 19, 2015
$2,092,500
Yvonne Yiu
120 Hellman Properties LLC
Grant Deed
—
Aug 11, 2004
—
120 Hellman Properties LLC
Thropay,john & Maricela
Grant Deed
$1,000,000 · 120 Hellman LLC
May 10, 2002
$1,168,500
John Thropay
Grise Trust
Grant Deed
$730,000 · Comerica Bank California
—
—
120 Hellman Properties LLC
—
Deed Of Trust
related
$1,625,000 · Eastborne Investments LLC
—
—
120 Hellman Properties LLC
—
Deed Of Trust
related
$450,000 · John R Lukes
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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