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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Manufacturing properties
1924 Cogswell Rd South El Monte, CA 91733-3604
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9213818
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1955
Construction
WOOD
Total area
6,400 SF
Lot
0.34 ac (15,021 SF)
Zoning code
SEM*
APN
8114-014-003
UPID
US09-9213818
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
$1.13M
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.13M
Owner & transaction history
Sahagun Miguet · 1 yrs held
Sahagun Miguet
since 2024
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.7M
+0.5%
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 South El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South El Monte 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
$1,125,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
$1,325,000
6.5%
$1,225,000
7%
$1,135,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,735,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,745,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10% · vs last sale $1.13M (Aug 1 2024)
Last sale anchor
$1.13M
Aug 1 2024
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
$176 / 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
$3,309
Tax year 2024
Assessed value
$111,464
Assessed 2024
Previous assessed
$111,464
+0.0% YoY
Effective rate
2.97%
On assessed value
Assessed land
$45,636
Assessed improvement
$65,828
Applied tax rate
12.0000
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,400 SF
Lot
0.34 ac (15,021 SF)
Zoning code
SEM*
APN
8114-014-003
UPID
US09-9213818
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEM* · South El Monte, CA
Zoning SEM* · permitted uses
SEM* · South El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Sahagun Miguet
Individual
Mailing address
8724 FAIRCREST DR, ROSEMEAD, CA 91770-1211
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Aug 1, 2024
$1,125,000
Sahagun Miguet
1924 Cogswell LLC
Grant Deed
$287,500 · 1924 Cogswell LLC
Aug 1, 2024
—
Miguel Sahagun
Patricia Sahagun
Intrafamily Transfer
related
—
Oct 26, 2023
—
1924 Cogswell LLC
Mandeville Family Investment Prtnrs
Grant Deed
—
Dec 21, 2009
—
Mandeville Family Inv Ptshp
Mandeville Family Trust
Quit Claim Deed
—
Dec 9, 2002
—
Mandeville,tr
Hofgaarden,tr
Quit Claim 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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