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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Investment properties
1816 San Gabriel Blvd San Gabriel, CA 91776-3930
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7710586
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
WOOD
Total area
5,880 SF
Lot
0.49 ac (21,214 SF)
Zoning code
SLC1-R3-R1
APN
5371-002-016
UPID
US09-7710586
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
Current use
Occupant on record · Public records
-
Perfect Printing & Signs (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$920k
Blend (final)
Blend
$1.28M
Owner & transaction history
T & F Development LLC · 20 yrs held
T & F Development LLC
since 2005
7 recorded transactions
Zoning & alternative use
SLC1-R3-R1 · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
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
COMMERCIAL (GENERAL)
$1,930,000
Current use
WAREHOUSE, STORAGE
$1,730,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±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
$217 / 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
$26,545
Tax year 2024
Assessed value
$1,875,694
Assessed 2024
Previous assessed
$1,875,694
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,339,784
Assessed improvement
$535,910
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
6
Bathrooms
6
Total area
5,880 SF
Lot
0.49 ac (21,214 SF)
Zoning code
SLC1-R3-R1
APN
5371-002-016
UPID
US09-7710586
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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
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
1920
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
6
Bathrooms
6
Lot
0.49 ac
Current owner
From public records · entity-resolved
T & F Development LLC
Entity
Mailing address
1161 W DUARTE RD UNIT #4, ARCADIA, CA 91007-7740
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2018
—
T & F Development LLC
—
Deed
related
$780,000 · East West Bank
Jul 19, 2005
$1,400,000
T & F Development LLC
Orchid Development
Grant Deed
$950,000 · Interbusiness Bank NA
Jul 19, 2005
—
Dev Orchid
Severa,ronald D & Joan A
Grant Deed
—
May 3, 2002
$105,500
Ronald D Severa
Hsu Trust
Grant Deed
—
Dec 29, 1989
$259,500
Severa Ronald D Joan A
Unknown
Grant Deed
—
Jul 14, 1989
$724,000
Severa Ronald D&
Ribb Kenneth R
Trustees Deed
$535,000 · Trust Savings Bank
Jul 14, 1989
$1,048,000
Hsu Maurice&lind
Archer Revocable
Trustees Deed
—
Jul 14, 1989
—
Kenneth R Ribb
Ribb
Quit Claim Deed
related
—
—
—
Ronald D Severa
—
Deed Of Trust
related
$100,000 · Williams Trust
—
—
Ronald D Severa
—
Deed Of Trust
related
$50,000 · Individual
—
—
Ronald D Severa
—
Deed Of Trust
related
$338,000 · Trust Bank Fsb
—
—
Ronald D Severa
—
Deed Of Trust
related
$80,000 · Williams & Ribb Employee Psp
—
—
Ronald D Severa
—
Deed Of Trust
related
$400,000 · Trust Savings Ba
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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