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Property profile & analytics
FOR LEASE
Investment properties
1990 Rosemead Blvd South El Monte, CA 91733
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8554926
For Lease
1 / 3
$1,690,000
1990 Rosemead Blvd, South El Monte, CA 91733
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2006
Construction
TILT-UP CONCRETE
Total area
6,418 SF
Lot
0.32 ac (13,819 SF)
Zoning code
SEC*
APN
8117-001-014
UPID
US09-8554926
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
by Request
CAP Approach
CAP
$2.00M
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.69M
Owner & transaction history
Pacifix Capital LLC · 16 yrs held
Pacifix Capital LLC
since 2009
5 recorded transactions
Zoning & alternative use
SEC* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+24.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,165,000
6.5%
$2,000,000
7%
$1,855,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,985,000
Current use
RETAIL STORES
$2,460,000
Change: +24% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,750,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.69M
Range $1.52M – $1.86M · ±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
$263 / 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
$24,766
Tax year 2024
Assessed value
$1,898,263
Assessed 2024
Previous assessed
$1,898,263
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$885,856
Assessed improvement
$1,012,407
Applied tax rate
3.0000
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
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
4
Total area
6,418 SF
Lot
0.32 ac (13,819 SF)
Zoning code
SEC*
APN
8117-001-014
UPID
US09-8554926
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEC* · South El Monte, CA
Zoning SEC* · permitted uses
SEC* · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
RETAIL STORES
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
4
Lot
0.32 ac
Current owner
From public records · entity-resolved
Pacifix Capital LLC
Entity
Mailing address
2227 CHICO AVE STE #202, SOUTH EL MONTE, CA 91733-1608
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
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
Dec 9, 2009
$1,500,000
Pacifix Capital LLC
Jenkins Industrial Props INC
Grant Deed
$750,000 · Bank Of America
May 25, 2005
—
Jenkins Industrial Props INC
—
Trustees Deed
related
$710,000 · Citizens Business Bank
Aug 30, 1971
—
—
—
Grant Deed
related
—
—
—
Jenkins Industrial Props INC
—
Deed Of Trust
related
$796,000 · Citizens Business Bank
—
—
Jenkins Industrial Props INC
—
Deed Of Trust
related
$86,000 · Citizens Business 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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