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Property profile & analytics
OFF-MARKET
Estimated value
$2,765,000
Office buildings
2301 Honolulu Ave Montrose, CA 91020-1821
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6365189
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1932
Construction
WOOD
Total area
9,554 SF
Lot
0.3 ac (12,911 SF)
Zoning code
GLC3*
APN
5807-024-001
UPID
US09-6365189
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
-
Froyo Life Cafe & Coffee Shop Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.77M
Owner & transaction history
Montrose 3 LLC · 19 yrs held
Montrose 3 LLC
since 2006
7 recorded transactions
Zoning & alternative use
GLC3* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.4M
+3.1%
Medical building
$4.3M
+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%
$3,715,000
6.5%
$3,425,000
7%
$3,180,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,285,000
Current use
AUTO REPAIR, GARAGE
$4,420,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$4,345,000
Change: +1% · Conversion: Easy
RETAIL STORES
$3,660,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$2.77M
Range $2.49M – $3.04M · ±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
$289 / 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
$44,404
Tax year 2024
Assessed value
$3,952,368
Assessed 2024
Previous assessed
$3,952,368
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,411,615
Assessed improvement
$1,540,753
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
1932
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,554 SF
Lot
0.3 ac (12,911 SF)
Zoning code
GLC3*
APN
5807-024-001
UPID
US09-6365189
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3* · Montrose, CA
Zoning GLC3* · permitted uses
GLC3* · 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
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$4.3M
RETAIL STORES
Est. value
$3.7M
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
1932
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Montrose 3 LLC
Entity
Mailing address
12405 VENICE BLVD #240, LOS ANGELES, CA 90066-3803
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2021
—
Montrose 3 LLC
—
Deed
related
$2,115,000 · Jpmorgan Chase Bank NA
Jan 10, 2017
—
Montrose 3 LLC
—
Deed
related
$2,100,000 · Jpmorgan Chase Bank NA
Jul 31, 2006
—
Montrose 3 LLC
Snyder R M 1998 Trust
Grant Deed
—
Nov 14, 2005
$2,950,000
Snyder Robert M Trust
Raphael Family Trust
Grant Deed
$1,820,000 · Citizens Business Bank
Sep 11, 2002
—
Raphael,jane & Alan Tr
Maroz,h A & L F
Grant Deed
related
—
Aug 21, 2002
—
Raphael,jane & Alan Tr
Raphael,a Tr
Quit Claim Deed
related
—
Mar 5, 2001
—
Raphael,alan Trustee
Raphael,a & J
Quit Claim Deed
related
—
Nov 29, 1972
—
—
—
Grant Deed
related
—
—
—
Alan Raphael
—
Deed Of Trust
related
$560,000 · Kaiser Federal
—
—
Raphael Alan
—
Deed Of Trust
related
$157,300 · Small Business Associates
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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