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Property profile & analytics
OFF-MARKET
Estimated value
$4,220,000
Apartment buildings
2306 Mira Vis Ave Montrose, CA 91020-1849
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8462125
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
13,342 SF
Lot
0.38 ac (16,632 SF)
Zoning code
LCR3YY
APN
5807-022-023
UPID
US09-8462125
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
-
American Film Production (Bike/Boat/Book/etc) Store Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.82M
CAP Approach
CAP
$3.31M
Comparable Approach
Comparable
$5.09M
Blend (final)
Blend
$4.22M
Owner & transaction history
Janice Goulmassian · 4 yrs held
Janice Goulmassian
since 2022
Last sale
$4.6M
3 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.2M
+75.3%
Medical building
$6.1M
+72.3%
Office building
$6.0M
+70.0%
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
$3,835,000
ML approach
$3,815,000
CAP Approach
CAP Return
Estimation
6%
$3,580,000
6.5%
$3,305,000
7%
$3,065,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,520,000
Current use
AUTO REPAIR, GARAGE
$6,170,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$6,065,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$5,985,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$5,115,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,120,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$4.22M
Range $3.80M – $4.64M · ±10% · vs last sale $4.64M (May 20 2022)
Last sale anchor
$4.64M
May 20 2022
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
$316 / 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
$56,119
Tax year 2024
Assessed value
$4,822,254
Assessed 2024
Previous assessed
$4,822,254
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,929,942
Assessed improvement
$2,892,312
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
1964
Heating
NONE
Units
16
Bathrooms
16
Total area
13,342 SF
Lot
0.38 ac (16,632 SF)
Zoning code
LCR3YY
APN
5807-022-023
UPID
US09-8462125
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
$3.5M
AUTO REPAIR, GARAGE
Est. value
$6.2M
MEDICAL BUILDING
Est. value
$6.1M
OFFICE BUILDING
Est. value
$6.0M
RETAIL STORES
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1964
Heating
NONE
Units
16
Bathrooms
16
Lot
0.38 ac
Current owner
From public records · entity-resolved
Janice Goulmassian
Individual
Free & Clear · 4 yrs held
Mailing address
3500 N VERDUGO RD, GLENDALE, CA 91208-1241
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
May 20, 2022
—
Janice Goulmassian
Wesley Dale Warren
Affidavit Death Of Trustee/successor Trustee
—
May 20, 2022
$4,635,000
Northwest Mutual LLC
Janice Goulmassian
Grant Deed
$2,900,000 · First Republic Bank
Dec 23, 2015
—
Dale,warren W Trust
Dale,warren W
Quit Claim Deed
related
—
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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