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Property profile & analytics
OFF-MARKET
Estimated value
$2,385,000
Retail space
1788 Sierra Leone Ave Rowland Heights, CA 91748-5886
Trust Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8517678
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
12,322 SF
Lot
0.58 ac (25,219 SF)
Zoning code
LCC3BE*
APN
8253-002-015
UPID
US09-8517678
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.39M
Owner & transaction history
Leung,michael & Donna 2018 Trust · 7 yrs held
Leung,michael & Donna 2018 Trust
since 2018
6 recorded transactions
Zoning & alternative use
LCC3BE* · Rowland Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.8M
+5.0%
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 Rowland Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rowland Heights 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,610,000
Current use
OFFICE BUILDING
$3,790,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$3,450,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,120,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.39M
Range $2.15M – $2.62M · ±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
$194 / 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
$38,310
Tax year 2024
Assessed value
$2,958,660
Assessed 2024
Previous assessed
$2,958,660
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,445,490
Assessed improvement
$1,513,170
Applied tax rate
14.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
12,322 SF
Lot
0.58 ac (25,219 SF)
Zoning code
LCC3BE*
APN
8253-002-015
UPID
US09-8517678
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3BE* · Rowland Heights, CA
Zoning LCC3BE* · permitted uses
LCC3BE* · Rowland Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rowland Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$3.1M
RETAIL STORES Current
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Leung,michael & Donna 2018 Trust
Trust
Mailing address
13725 PROCTOR AVE, CITY OF INDUSTRY, CA 91746-2543
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Sep 10, 2018
—
Leung,michael & Donna 2018 Trust
Leung,michael T & Donna S
Quit Claim Deed
related
—
Mar 23, 2018
—
Sierra Leone Investment LLC
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Sep 29, 2006
—
Sierra Leone Investment LLC
Mettl Investment LLC
Grant Deed
$1,250,000 · Chinatrust Bank USA
Oct 28, 2005
—
Mettl Investment LLC
Mettl Investment LLC
Quit Claim Deed
related
$1,250,000 · Standard Bank & Trust
Apr 2, 2003
$1,018,000
Mettl Investments LLC
Kuo,gloria
Grant Deed
related
—
Aug 29, 1988
$283,000
Chi Pang
Chang
Trustees 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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