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Property profile & analytics
OFF-MARKET
Estimated value
$3,255,000
Apartment buildings
2254 Mira Vis Ave Montrose, CA 91020-1540
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6187319
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
19,630 SF
Lot
0.47 ac (20,680 SF)
Zoning code
LCR3YY
APN
5807-008-001
UPID
US09-6187319
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.26M
Owner & transaction history
Benton Properties LP II · 14 yrs held
Benton Properties LP II
since 2011
7 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,180,000
Current use
Blend value · Realmo final
$3.26M
Range $2.93M – $3.58M · ±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
$166 / 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
$65,740
Tax year 2024
Assessed value
$5,563,119
Assessed 2024
Previous assessed
$5,563,119
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$3,617,430
Assessed improvement
$1,945,689
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
1961
Construction
WOOD
Heating
NONE
Units
23
Bathrooms
28
Total area
19,630 SF
Lot
0.47 ac (20,680 SF)
Zoning code
LCR3YY
APN
5807-008-001
UPID
US09-6187319
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3YY · Montrose, CAZoning LCR3YY · permitted uses
LCR3YY · Montrose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.2M
APARTMENT HOUSE (5+ UNITS) Current
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
1961
Construction
WOOD
Heating
NONE
Units
23
Bathrooms
28
Lot
0.47 ac
Current owner
From public records · entity-resolved
Benton Properties LP II
Entity
Mailing address
175 CHANTERELLE LN, BEN LOMOND, CA 95005-9483
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2019
—
Benton Properties II LP
—
Deed
related
$2,250,000 · Jpmorgan Chase Bank NA
Nov 28, 2011
—
Benton Properties LP II
Benton Management Co LLC
Quit Claim Deed
—
Jul 8, 2011
—
Benton Management Company LLC
Benton Properties II LP
Grant Deed
$2,235,000 · Jpmorgan Chase Bank NA
Jul 5, 2011
—
Benton Properties LP II
Benton Beverly G Trust
Quit Claim Deed
—
Jul 5, 2011
$25,500
Bruce G Benton
Benton Beverly G Trust
Grant Deed
related
—
Sep 8, 2009
—
Benton Beverly G Trust
Benton Properties
Quit Claim Deed
—
Aug 13, 2009
$25,500
Bruce G Benton
Benton Beverly G Trust
Grant Deed
related
—
Jul 31, 2009
—
Benton Properties
Benton Management LLC
Quit Claim Deed
—
Sep 7, 2005
$4,125,000
Benton Beverly G Trust
Mira View Villas I LLC
Grant Deed
$2,410,000 · Kaiser Federal Bank
Mar 10, 2004
—
Mira View Villas I LLC
Forwardx,tr
Grant Deed
related
—
Jan 23, 2001
—
Forward,scott K & Brenda S Trust
Forward,s K & B S
Quit Claim Deed
related
—
May 8, 1992
$302,500
Barry T Powell
Lanfear,francis
Grant Deed
$558,342 · Seller
Feb 16, 1989
$630,000
Cardinale V S
Groves Edward D
Grant Deed
related
—
—
—
Barry T Powell
—
Deed Of Trust
related
$390,000 · Ors Medical Group Pp
—
—
Barry T Powell
—
Deed Of Trust
related
$330,000 · Hurd Trust
—
—
Edward D Groves
—
Deed Of Trust
related
$300,000 · Guardian Savings & Loan
—
—
Barry T Powell
—
Deed Of Trust
related
$1,000,000 · Money Store INC
—
—
Francis Lanfear
—
Deed Of Trust
related
$558,342 · Individual
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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