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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Manufacturing properties
2318 Edwards Ave, South El Monte, CA 91733-2042
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6501459
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2013
Construction
TILT-UP CONCRETE
Total area
9,088 SF
Lot
0.35 ac (15,232 SF)
Zoning code
SER1*
APN
8103-022-008
UPID
US09-6501459
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
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
Wang,alice Living Trust · 8 yrs held
Wang,alice Living Trust
since 2017
7 recorded transactions
Zoning & alternative use
SER1* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+11.2%
Apartment house (5+ units)
$2.5M
+0.5%
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 South El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South El Monte 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%
$1,880,000
6.5%
$1,735,000
7%
$1,615,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,465,000
Current use
COMMERCIAL (GENERAL)
$2,740,000
Change: +11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,475,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±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
$185 / 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
$21,438
Tax year 2024
Assessed value
$1,611,885
Assessed 2024
Previous assessed
$1,611,885
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$577,355
Assessed improvement
$1,034,530
Applied tax rate
12.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Total area
9,088 SF
Lot
0.35 ac (15,232 SF)
Zoning code
SER1*
APN
8103-022-008
UPID
US09-6501459
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SER1* · South El Monte, CA
Zoning SER1* · permitted uses
SER1* · South El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
Wang,alice Living Trust
Trust
Mailing address
942 KINGSLEY DR, ARCADIA, CA 91007-6218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2017
—
Wang,alice Living Trust
Wang,bei A
Quit Claim Deed
related
—
Jun 23, 2015
—
Rc & Aw Management LLC
Alice Wang
Grant Deed
$700,000 · East West Bank
Feb 4, 2015
—
A Wang
Zheng,jiugao
Quit Claim Deed
related
—
Feb 4, 2015
$1,368,000
A Wang
Wong,ray
Grant Deed
$648,000 · Ray Wong
Oct 18, 2013
—
Ray Wong
—
Trustees Deed
related
$674,000 · Mega Bank
Sep 9, 2013
$350,000
Ray Wong
Ipina,martin
Grant Deed
—
Jun 17, 2004
—
Martin Ipina
Ipina,rose A
Quit Claim Deed
related
—
Dec 24, 2003
$250,000
Martin Ipina
Valenzuela,enrique & Margarita
Grant Deed
—
Dec 2, 1994
$70,000
Valenzuela,enrique & Margarita
Eissler,jeanne
Trustees Deed
$49,000 · Seller
Dec 2, 1994
—
Jeanne Eissler
Eissler,j
Quit Claim Deed
related
—
—
—
Martin Ipina
—
Deed Of Trust
related
$110,000 · Gregg M Seltzer
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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