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Property profile & analytics
OFF-MARKET
Estimated value
$1,510,000
Apartment buildings
1812 San Gabriel Blvd San Gabriel, CA 91776-3969
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8553564
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1928
Construction
WOOD
Total area
4,485 SF
Lot
0.29 ac (12,728 SF)
Zoning code
SLC1-R3-R1
APN
5371-002-017
UPID
US09-8553564
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
$1.46M
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$1.51M
Owner & transaction history
Alpha Rabbit LLC · 3 yrs held
Alpha Rabbit LLC
since 2023
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
SLC1-R3-R1 · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+73.3%
Medical building
$2.0M
+70.3%
Retail stores
$1.9M
+60.2%
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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$1,480,000
ML approach
$1,460,000
CAP Approach
CAP Return
Estimation
6%
$1,205,000
6.5%
$1,110,000
7%
$1,030,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,195,000
Current use
AUTO REPAIR, GARAGE
$2,075,000
Change: +73% · Conversion: Difficult
MEDICAL BUILDING
$2,040,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$1,920,000
Change: +60% · Conversion: Difficult
OFFICE BUILDING
$1,690,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,470,000
Change: +23% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,320,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±10% · vs last sale $1.55M (Jan 3 2023)
Last sale anchor
$1.55M
Jan 3 2023
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
$337 / 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
$23,207
Tax year 2024
Assessed value
$1,581,000
Assessed 2024
Previous assessed
$1,581,000
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$948,600
Assessed improvement
$632,400
Applied tax rate
8.0000
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
1928
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
5
Units
6
Bathrooms
6
Total area
4,485 SF
Lot
0.29 ac (12,728 SF)
Zoning code
SLC1-R3-R1
APN
5371-002-017
UPID
US09-8553564
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC1-R3-R1 · San Gabriel, CA
Zoning SLC1-R3-R1 · permitted uses
SLC1-R3-R1 · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1928
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
5
Units
6
Bathrooms
6
Lot
0.29 ac
Current owner
From public records · entity-resolved
Alpha Rabbit LLC
Entity
Mailing address
3632 HOLLINS AVE, CLAREMONT, CA 91711-1465
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2023
$1,550,000
Alpha Rabbit LLC
Ann Tokita Lee
Grant Deed
—
Jan 3, 2023
—
Ann Tokita Lee
Betty Y S Wan
Affidavit Death Of Trustee/successor Trustee
—
Aug 8, 2001
—
Lee A Tokita
Wan,b Y Trustee
Grant Deed
related
—
Jan 10, 1989
$475,000
James Y Tokita
Pirolo Tr
Grant Deed
$325,000 · Pirolo Tr
—
—
Wan Betty Y S Trust
—
Deed Of Trust
related
$360,000 · J L T 1989 Trust (pt)
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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