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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Office buildings
2048 Montrose Ave Montrose, CA 91020-1605
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6261582
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1958
Construction
WOOD
Total area
3,600 SF
Lot
0.18 ac (7,890 SF)
Zoning code
LCC2*
APN
5807-010-032
UPID
US09-6261582
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
Current use
Occupant on record · Public records
-
Montrose Pediatrics Pediatrician Medical Clinic
-
Dr. Vigen Zargarian MD Pediatrician Medical Clinic
-
Crescenta Family Medical, Inc. Medical Clinic
-
Dr. Lloyd Costello, MD Pediatrician Physician
-
CHIROPRACTIC ORTHOPEDISTS OF NORTH AMERICA Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
2048 Montrose LLC · 12 yrs held
2048 Montrose LLC
since 2013
3 recorded transactions
Zoning & alternative use
LCC2* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+3.1%
Medical building
$1.6M
+1.4%
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 Montrose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montrose 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%
$1,400,000
6.5%
$1,290,000
7%
$1,200,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,615,000
Current use
AUTO REPAIR, GARAGE
$1,665,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,635,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,380,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±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
$335 / 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
$20,142
Tax year 2024
Assessed value
$1,748,647
Assessed 2024
Previous assessed
$1,748,647
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$721,091
Assessed improvement
$1,027,556
Applied tax rate
4.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,600 SF
Lot
0.18 ac (7,890 SF)
Zoning code
LCC2*
APN
5807-010-032
UPID
US09-6261582
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Montrose, CA
Zoning LCC2* · permitted uses
LCC2* · Montrose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montrose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
2048 Montrose LLC
Entity
Mailing address
2445 FRANCES AVE, LA CRESCENTA, CA 91214-2227
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2013
$1,455,000
2048 Montrose LLC
Justelle Properties LLC
Grant Deed
$900,000 · Wells Fargo Bank NA
Aug 23, 2005
—
Justelle Properties LLC
Weckbacher,gary T & Deborah J
Grant Deed
—
Jul 20, 2005
$1,200,000
Gary T Weckbacher
Wells Trust
Grant Deed
$1,100,000 · Wells Trust 006329
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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