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Property profile & analytics
OFF-MARKET
Estimated value
$4,770,000
Parking lots & garages
14 Los Higos St Alhambra, CA 91801
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8738939
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1974
Total area
6,600 SF
Lot
0.15 ac (6,641 SF)
Zoning code
ALRPD*
APN
5347-016-001
UPID
US09-8738939
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
$4.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.20M
Blend (final)
Blend
$4.77M
Owner & transaction history
Roland A Hernandez · 3 yrs held
Roland A Hernandez
since 2022
Last sale
$4.9M
2 recorded transactions
Zoning & alternative use
ALRPD* · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+28.2%
Neighborhood: shopping center
$4.0M
+19.8%
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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
$4,555,000
ML approach
$4,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$3,355,000
Current use
RESTAURANT
$4,300,000
Change: +28% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,015,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,055,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$3,000,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$4.77M
Range $4.29M – $5.25M · ±10% · vs last sale $4.85M (Aug 31 2022)
Last sale anchor
$4.85M
Aug 31 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
$723 / 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
$6,636
Tax year 2024
Assessed value
$530,400
Assessed 2024
Previous assessed
$530,400
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$479,400
Assessed improvement
$51,000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1974
Heating
NONE
Total area
6,600 SF
Lot
0.15 ac (6,641 SF)
Zoning code
ALRPD*
APN
5347-016-001
UPID
US09-8738939
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALRPD* · Alhambra, CAZoning ALRPD* · permitted uses
ALRPD* · Alhambra, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$3.4M
RESTAURANT
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.0M
PARKING LOT Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1974
Heating
NONE
Lot
0.15 ac
Current owner
From public records · entity-resolved
Roland A Hernandez
Individual
Free & Clear · 3 yrs held
Mailing address
1121 S SANTA ANITA AVE, ARCADIA, CA 91006-4000
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2022
—
Roland A Hernandez
Bertha Amelia Hernandez
Affidavit Death Of Trustee/successor Trustee
related
—
Aug 31, 2022
$4,850,000
A M W Management INC
Roland A Hernandez
Grant Deed
—
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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