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Property profile & analytics
OFF-MARKET
Estimated value
$4,900,000
Apartment buildings
2300 Montrose Ave 8 Montrose, CA 91020-1460
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9070686
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
12,172 SF
Lot
0.33 ac (14,324 SF)
Zoning code
LCR3YY
APN
5807-006-061
UPID
US09-9070686
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
-
Top Notch Fence General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.86M
CAP Approach
CAP
$3.02M
Comparable Approach
Comparable
$4.64M
Blend (final)
Blend
$4.90M
Owner & transaction history
Jong Chul Park · 4 yrs held
Jong Chul Park
since 2021
Last sale
$5.2M
3 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+146.9%
Neighborhood: shopping center
$7.4M
+130.7%
Auto repair, garage
$5.6M
+75.3%
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
$4,695,000
ML approach
$4,860,000
CAP Approach
CAP Return
Estimation
6%
$3,265,000
6.5%
$3,015,000
7%
$2,800,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,210,000
Current use
RESTAURANT
$7,925,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,410,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,630,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$5,535,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$5,460,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$4,665,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,760,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$4.90M
Range $4.41M – $5.39M · ±10% · vs last sale $5.15M (Jul 23 2021)
Last sale anchor
$5.15M
Jul 23 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
$403 / 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
$62,011
Tax year 2024
Assessed value
$5,358,060
Assessed 2024
Previous assessed
$5,358,060
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,143,224
Assessed improvement
$3,214,836
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
1962
Construction
WOOD
Heating
NONE
Units
15
Bathrooms
15
Total area
12,172 SF
Lot
0.33 ac (14,324 SF)
Zoning code
LCR3YY
APN
5807-006-061
UPID
US09-9070686
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
$3.2M
RESTAURANT
Est. value
$7.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1962
Construction
WOOD
Heating
NONE
Units
15
Bathrooms
15
Lot
0.33 ac
Current owner
From public records · entity-resolved
Jong Chul Park
Individual
Mailing address
1912 RUE LE CHARLENE DR S, RANCHO PALOS VERDES, CA 90275-6372
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2021
$5,150,000
Jong Chul Park
Mete LLC
Grant Deed
$3,274,684 · Bbcn Bank
Jul 23, 2021
—
Jong Chul Park
Mi Kyeong Chae
Intrafamily Transfer
related
—
Jun 20, 2017
$2,760,000
Mete LLC
Vickers Robert C & A M Trust
Grant Deed
—
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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