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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Apartment buildings
13222 Fairgrove Ave Baldwin Park, CA 91706-4662
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7964911
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1926
Construction
WOOD
Total area
2,849 SF
Lot
0.24 ac (10,601 SF)
Zoning code
BPCM*
APN
8556-021-011
UPID
US09-7964911
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
$705k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$550k
Owner & transaction history
Jose Ignacio Contreras · 2 yrs held
Jose Ignacio Contreras
since 2024
7 recorded transactions
Zoning & alternative use
BPCM* · Baldwin Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$880,000
+27.3%
Retail stores
$855,000
+24.0%
Office building
$720,000
+3.9%
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 Baldwin Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwin 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%
$765,000
6.5%
$705,000
7%
$655,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$690,000
Current use
COMMERCIAL (GENERAL)
$880,000
Change: +27% · Conversion: Moderate
RETAIL STORES
$855,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$720,000
Change: +4% · Conversion: Moderate
WAREHOUSE, STORAGE
$655,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$193 / 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
$19,657
Tax year 2024
Assessed value
$1,456,240
Assessed 2024
Previous assessed
$1,456,240
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,017,960
Assessed improvement
$438,280
Applied tax rate
2.0000
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
1926
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
10
Total area
2,849 SF
Lot
0.24 ac (10,601 SF)
Zoning code
BPCM*
APN
8556-021-011
UPID
US09-7964911
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BPCM* · Baldwin Park, CA
Zoning BPCM* · permitted uses
BPCM* · Baldwin Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baldwin Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$880,000
RETAIL STORES
Est. value
$855,000
OFFICE BUILDING
Est. value
$720,000
WAREHOUSE, STORAGE
Est. value
$655,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1926
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
10
Lot
0.24 ac
Current owner
From public records · entity-resolved
Jose Ignacio Contreras
Individual
Mailing address
7730 GRAVES AVE, ROSEMEAD, CA 91770-3416
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2024
—
Jose Ignacio Contreras
—
Deed
related
$850,000 · Velocity Commercial Capital LLC
Jan 26, 2024
—
Jose Ignacio Contreras
13222 Fairgrove LLC
Grant Deed
$400,000 · A&d Mortgage LLC
Jun 7, 2023
—
13222 Fairgrove LLC
Jose Contreras
Intrafamily Transfer
related
—
Feb 19, 2020
—
Jose Contreras
—
Deed
related
$1,000,000 · Pacific West Mortgage Fund LLC
Aug 15, 2007
$700,000
Jose Contreras
Ehrig,robert & Marizela
Grant Deed
$560,000 · Interbay Funding LLC
Sep 29, 2003
$510,000
Robert Ehrig
Jacks,tr
Grant Deed
$331,500 · Golden Security Bank
Jul 24, 1970
—
—
—
Grant Deed
related
—
—
—
Jacks,trust
—
Deed Of Trust
related
$45,000 · Individual
—
—
Jacks,trust
—
Deed Of Trust
related
$30,000 · Roe Trust
—
—
Rollano Jacks
—
Deed Of Trust
related
$100,000 · Individual
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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