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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Manufacturing properties
19135 San Jose Ave Rowland Heights, CA 91748-1407
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-0291482
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Total area
9,680 SF
Lot
0.5 ac (21,874 SF)
Zoning code
LCM11/2*
APN
8760-004-006
UPID
US10-0291482
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
$1.67M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.79M
Owner & transaction history
Ba Family Property Management LLC · 2 yrs held
Ba Family Property Management LLC
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
LCM11/2* · Rowland Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.0M
+21.4%
Retail stores
$2.8M
+15.7%
Warehouse, storage
$2.7M
+10.6%
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
$1,740,000
ML approach
$1,665,000
CAP Approach
CAP Return
Estimation
6%
$1,885,000
6.5%
$1,740,000
7%
$1,615,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,450,000
Current use
OFFICE BUILDING
$2,975,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$2,835,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,710,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.90M (Oct 3 2023)
Last sale anchor
$1.90M
Oct 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
$185 / 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
$40,545
Tax year 2024
Assessed value
$3,246,500
Assessed 2024
Previous assessed
$3,246,500
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,886,500
Assessed improvement
$360,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1973
Heating
NONE
Buildings
2
Stories
1
Total area
9,680 SF
Lot
0.5 ac (21,874 SF)
Zoning code
LCM11/2*
APN
8760-004-006
UPID
US10-0291482
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM11/2* · Rowland Heights, CA
Zoning LCM11/2* · permitted uses
LCM11/2* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
OFFICE BUILDING
Est. value
$3.0M
RETAIL STORES
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1973
Heating
NONE
Stories
1
Buildings
2
Lot
0.5 ac
Current owner
From public records · entity-resolved
Ba Family Property Management LLC
Entity
Mailing address
19135 SAN JOSE AVE, ROWLAND HEIGHTS, CA 91748-1407
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2023
$1,900,000
Ba Family Property Management LLC
Mei Zhang
Grant Deed
$1,200,000 · Mei Zahang
Dec 29, 2017
—
Mei Zhang
Tts Intl LLC
Quit Claim Deed
related
—
Nov 5, 2013
—
Tts Intl LLC
Shi,daobing
Quit Claim Deed
—
May 31, 2013
$825,000
Daobing Shi
Albadawi,bandar
Grant Deed
—
Feb 20, 2004
$119,000
Spectrum 21 Business Svcs INC
Bnt Properties INC
Grant Deed
related
—
Feb 20, 2004
—
Bnt Properties INC
Beard,james M
Grant Deed
related
—
Feb 9, 2004
$361,000
Bandar Albadawi
Spectrum 21 Business Svcs INC
Grant Deed
—
Jun 25, 1999
—
Beard,james M
Turner,w G
Trustees Deed
related
—
Jan 30, 1992
—
James M Et Al Beard
—
Deed Of Trust
related
—
—
—
James M Beard
—
Deed Of Trust
related
$147,000 · Wells Fargo Bank
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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