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Property profile & analytics
OFF-MARKET
Estimated value
$8,080,000
Warehouses
2023 Chico Ave South El Monte, CA 91733-1604
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9283521
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Construction
TILT-UP CONCRETE
Total area
25,215 SF
Lot
1.03 ac (44,866 SF)
Zoning code
SEM*
APN
8102-040-027
UPID
US09-9283521
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
$8.43M
CAP Approach
CAP
$5.85M
Comparable Approach
Comparable
$9.72M
Blend (final)
Blend
$8.08M
Owner & transaction history
Hill Ct LLC · 3 yrs held
Hill Ct LLC
since 2022
Last sale
$7.8M
7 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.5M
+90.4%
Office building
$8.9M
+47.2%
Auto repair, garage
$8.5M
+41.4%
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
$8,360,000
ML approach
$8,430,000
CAP Approach
CAP Return
Estimation
6%
$6,340,000
6.5%
$5,850,000
7%
$5,435,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,020,000
Current use
MEDICAL BUILDING
$11,460,000
Change: +90% · Conversion: Difficult
OFFICE BUILDING
$8,860,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,510,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,605,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,870,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$8.08M
Range $7.27M – $8.89M · ±10% · vs last sale $7.77M (Jul 21 2022)
Last sale anchor
$7.77M
Jul 21 2022
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
$320 / 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
$99,322
Tax year 2024
Assessed value
$7,921,320
Assessed 2024
Previous assessed
$7,921,320
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$4,579,800
Assessed improvement
$3,341,520
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
25,215 SF
Lot
1.03 ac (44,866 SF)
Zoning code
SEM*
APN
8102-040-027
UPID
US09-9283521
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
WAREHOUSE, STORAGE Current
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$11.5M
OFFICE BUILDING
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$7.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.9M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
Hill Ct LLC
Entity
Mailing address
2430 CONISTON PL, SAN MARINO, CA 91108-2103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2022
$7,766,500
Hill Ct LLC
Ja & St Development LLC
Grant Deed
$4,050,000 · Royal Business Bank
May 12, 2021
—
Ja & St Development LLC
—
Deed
related
$500,000 · First Commercial Bank
Apr 11, 2019
—
Ja & St Dev LLC
—
Deed
related
$500,000 · First Com'l Bk
Apr 11, 2018
—
Ja & St Dev LLC
—
Deed
related
$500,000 · First Com'l Bk
Apr 26, 2017
—
Ja & St Dev LLC
—
Deed
related
$500,000 · First Com'l Bk Ltd
Jun 7, 2007
—
Ja & St Dev LLC
—
Trustees Deed
related
$2,800,000 · First Commercial Bank (usa)
Dec 22, 2005
$1,060,000
Ja & St Dev LLC
Satin California
Grant Deed
related
—
Jun 30, 2005
$1,400,000
Satin California
Ctc El Monte LLC
Grant Deed
$700,000 · First Commercial Bank
Apr 1, 2005
—
Ctc El Monte LLC
Clifford Family Trust
Grant Deed
related
—
May 16, 1989
$703,000
Craig T Clifford
Bobrow Joe A And
Grant Deed
$528,000 · Bobrow Fmly Tr
—
—
Ja & St Dev LLC
—
Loan Modification
related
—
—
—
Ja & St Dev LLC
—
Deed Of Trust
related
$2,674,044 · First Commercial Bank (usa)
—
—
Ja & St Dev LLC
—
Loan Modification
related
$500,000 · First Com'l Bk Ltd
—
—
Ja & St Dev LLC
—
Loan Modification
related
$500,000 · First Com'l Bk Ltd
—
—
Ja & St Dev LLC
—
Loan Modification
related
$500,000 · First Com'l Bk
—
—
Ja & St Dev LLC
—
Loan Modification
related
$500,000 · First Com'l Bk
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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