OFF-MARKET
Investment properties
Entity Owned
Absentee Owner
~
Est. High Equity
Entity Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Construction
WOOD
Total area
118,904 SF
Lot
6.01 ac (261,733 SF)
Zoning code
LCC3BE*
APN
8761-011-020
UPID
US09-9179428
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$37.05M
Comparable Approach
Comparable
$37.79M
Blend (final)
Blend
$31.31M
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
LCC3BE* · Rowland Heights, CA
Top alternative use upside
Auto repair, garage
$46.4M
+79.3%
Neighborhood: shopping center
$43.1M
+66.4%
Office building
$36.6M
+41.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$31.31M
Value range
$28.17M – $34.44M
±10% around blend
Estimated value / SF
$263 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
30
$28.17M
blend $31.31M
$34.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
118,904 SF
Lot area
6.01 ac
Stories
2
APN
8761-011-020
Assessed value
$33,466,393
Annual tax
$452,750
3
Income approach: direct capitalization
Partial preview
Income approach indication
$37.05M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$40.13M
@ 6.5% CAP return
$37.05M
@ 7% CAP return
$34.40M
4
Sales comparison
Partial preview
Sales approach indication
$27.87M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.0 mi away · 97,833 SF
16.6 mi away · 91,371 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$31.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 32 sales
$218
+21%
County 2504 sales
$309
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $263/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+79%
vs current-use indication
Neighborhood: Shopping Center
Office Building
Retail Stores
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$33.47M
Move the market yield to see immediate price impact.
Value / SF
$281
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.11M
$42.17M
$30.12M
$23.43M
$2.34M
$46.85M
$33.47M
$26.03M
$2.58M
$51.54M
$36.81M
$28.63M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$18.88M
13.7 mi · Aug 2025 · $172/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$452,750
Tax year 2024
Assessed value
$33,466,393
Assessed 2024
Previous assessed
$33,466,393
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$6,853,609
Assessed improvement
$26,612,784
Applied tax rate
14.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Total area
118,904 SF
Lot
6.01 ac (261,733 SF)
Zoning code
LCC3BE*
APN
8761-011-020
UPID
US09-9179428
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3BE* · Rowland Heights, CAZoning LCC3BE* · permitted uses
LCC3BE* · Rowland Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
6.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCC3BE*
Jurisdiction
Rowland Heights, CA
Recorded code
LCC3BE*
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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