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Property profile & analytics
OFF-MARKET
Estimated value
$2,585,000
Apartment buildings
1251 College Vw Dr Monterey Park, CA 91754-6126
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8547317
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
8,745 SF
Lot
0.35 ac (15,237 SF)
Zoning code
MPR3YY
APN
5253-033-043
UPID
US09-8547317
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
$2.17M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$2.59M
Owner & transaction history
The Ho Family Living Trust
The Ho Family Living Trust
since 2025
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
MPR3YY · Monterey Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+66.0%
Medical building
$4.0M
+63.2%
Office building
$3.4M
+38.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,345,000
6.5%
$2,165,000
7%
$2,010,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,435,000
Current use
AUTO REPAIR, GARAGE
$4,045,000
Change: +66% · Conversion: Difficult
MEDICAL BUILDING
$3,975,000
Change: +63% · Conversion: Moderate
OFFICE BUILDING
$3,385,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$3,350,000
Change: +38% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,700,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$2.59M
Range $2.33M – $2.84M · ±10% · vs last sale $2.85M (May 18 2025)
Last sale anchor
$2.85M
May 18 2025
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
$296 / 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
$24,052
Tax year 2024
Assessed value
$1,615,965
Assessed 2024
Previous assessed
$1,615,965
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$968,316
Assessed improvement
$647,649
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Units
13
Bathrooms
14
Total area
8,745 SF
Lot
0.35 ac (15,237 SF)
Zoning code
MPR3YY
APN
5253-033-043
UPID
US09-8547317
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MPR3YY · Monterey Park, CA
Zoning MPR3YY · permitted uses
MPR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
13
Bathrooms
14
Lot
0.35 ac
Current owner
From public records · entity-resolved
The Ho Family Living Trust
Trust
Mailing address
654 HARRISON RD, MONTEREY PARK, CA 91755-6733
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 18, 2025
$2,850,000
The Ho Family Living Trust
The Robert And Cecilia Lu Family Tr
Grant Deed
—
Mar 7, 2017
—
Robert Chan Lu
Robert Chan Lu
Intrafamily Transfer
related
$1,000,000 · Jpmorgan Chase Bank NA
Dec 19, 2006
—
Lau James S Family Trust
Lau,james S
Quit Claim Deed
related
—
Aug 6, 2003
—
Lu,tr
Lu,robert C & Cecilia S
Quit Claim Deed
related
—
Jun 20, 1988
$860,000
Robert C Lu
Mutual Consolida
Trustees Deed
$595,000 · First Public Savings Bank
Jun 20, 1988
$349,545
Mutual Consolida
Chan Lai Y&
Trustees Deed
related
—
—
—
Robert C Lu
—
Deed Of Trust
related
$540,000 · Standard Savings Bank
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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