New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,725,000
Apartment buildings
2225 Mira Vis Ave Montrose, CA 91020-1505
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US09-8221448
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2019
Construction
WOOD
Total area
14,640 SF
Lot
0.31 ac (13,407 SF)
Zoning code
LCR3YY
APN
5807-004-057
UPID
US09-8221448
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
$3.63M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.73M
Owner & transaction history
2225 Miravista LLC · 6 yrs held
2225 Miravista LLC
since 2020
7 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.5M
+17.1%
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%
$3,925,000
6.5%
$3,625,000
7%
$3,365,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,860,000
Current use
COMMERCIAL (GENERAL)
$4,525,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$2.73M
Range $2.45M – $3.00M · ±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
$186 / 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
$71,133
Tax year 2024
Assessed value
$6,059,010
Assessed 2024
Previous assessed
$6,059,010
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,023,243
Assessed improvement
$4,035,767
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2019
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Units
9
Rooms
5
Bathrooms
1
Total area
14,640 SF
Lot
0.31 ac (13,407 SF)
Zoning code
LCR3YY
APN
5807-004-057
UPID
US09-8221448
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3YY · Montrose, CA
Zoning LCR3YY · permitted uses
LCR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
2019
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Units
9
Rooms
5
Bathrooms
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
2225 Miravista LLC
Entity
Mailing address
910 E CYPRESS AVE, BURBANK, CA 91501-1308
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2020
—
2225 Miravista LLC
9 Mira Vista LLC
Correction Deed
related
—
Sep 26, 2018
$1,850,000
2225 Miravista LLC
9 Mira Vista LLC
Grant Deed
—
Feb 2, 2016
$820,000
Mira Nova LLC
9 Mira Vista LLC
Grant Deed
—
Dec 24, 2015
$1,150,000
9 Mira Vista LLC
Mehrabians,vachagman A
Grant Deed
—
Dec 9, 2015
—
Vachagman A Mehrabians
Gevorkian,violeta G
Quit Claim Deed
—
Mar 27, 2015
$633,000
Tamara M Babaian
Amirkhanian Vachagman
Grant Deed
—
Feb 20, 2007
—
Vachagman Amirkhanian
Gevorkian,violet
Quit Claim Deed
related
—
Feb 20, 2007
$886,500
Vachagman Amirkhanian
Steven K Le Cheminant
Grant Deed
$708,800 · Americas Wholesale Lender
—
—
Vachagman Amirkhanian
—
Deed Of Trust
related
$500,000 · Serezha S Melikyan
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2225 Mira Vis Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
