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Property profile & analytics
OFF-MARKET
Estimated value
$1,530,000
Apartment buildings
22000 Verne Ave Hawaiian Gardens, CA 90716-1822
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8411293
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
3,908 SF
Lot
0.22 ac (9,715 SF)
Zoning code
HGR4*
APN
7076-004-007
UPID
US09-8411293
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
$1.48M
CAP Approach
CAP
$965k
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$1.53M
Owner & transaction history
Isidro S Menezes · 4 yrs held
Isidro S Menezes
since 2021
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
HGR4* · Hawaiian Gardens, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+94.1%
Auto repair, garage
$1.8M
+47.5%
Medical building
$1.8M
+44.9%
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 Hawaiian Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hawaiian Gardens 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
$1,460,000
ML approach
$1,475,000
CAP Approach
CAP Return
Estimation
6%
$1,050,000
6.5%
$965,000
7%
$900,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,225,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,380,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,810,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$1,775,000
Change: +45% · Conversion: Moderate
OFFICE BUILDING
$1,755,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$1,500,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,205,000
Change: -1% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,150,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.53M
Range $1.38M – $1.68M · ±10% · vs last sale $1.60M (Oct 1 2021)
Last sale anchor
$1.60M
Oct 1 2021
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
$392 / 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
$12,728
Tax year 2024
Assessed value
$945,542
Assessed 2024
Previous assessed
$945,542
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$377,049
Assessed improvement
$568,493
Applied tax rate
2.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
10
Total area
3,908 SF
Lot
0.22 ac (9,715 SF)
Zoning code
HGR4*
APN
7076-004-007
UPID
US09-8411293
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HGR4* · Hawaiian Gardens, CA
Zoning HGR4* · permitted uses
HGR4* · Hawaiian Gardens, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hawaiian Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
10
Lot
0.22 ac
Current owner
From public records · entity-resolved
Isidro S Menezes
Individual
Mailing address
18000 PIONEER BLVD STE #204, ARTESIA, CA 90701-4414
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
—
Isidro S Menezes
Paulo I Menezes
Intrafamily Transfer
related
$1,000,000 · Mufg Union Bank NA
Oct 31, 2014
$1,600,000
Paulo L Menezes
Rancho Southwest Association Of Rea
Grant Deed
$1,100,000 · Mufg Union Bank N A
Feb 11, 2005
$1,620,000
Rancho Southeast Assn Of Realtors
Tsang,yu C
Grant Deed
$570,000 · Far East National Bank
Feb 8, 1989
$102,500
Yu Cho Tsang
Unknown
Grant Deed
—
—
—
Rancho Southeast Assn Of Realtors
—
Deed Of Trust
related
$60,000 · John Mcgoff
—
—
Yu-cho Tsang
—
Deed Of Trust
related
$400,000 · World Savings 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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