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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Retail space
2321 Huntington Dr San Marino, CA 91108-2642
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8983710
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1941
Construction
TILT-UP CONCRETE
Total area
1,000 SF
Lot
0.07 ac (3,246 SF)
Zoning code
SOC1*
APN
5331-028-005
UPID
US09-8983710
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
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$740k
Blend (final)
Blend
$750k
Owner & transaction history
Apre Investment LLC · 3 yrs held
Apre Investment LLC
since 2023
Last sale
$749,007
4 recorded transactions
Zoning & alternative use
SOC1* · San Marino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$610,000
+22.4%
Office building
$560,000
+12.9%
Auto repair, garage
$500,000
+0.6%
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 San Marino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marino 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
$760,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$495,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$610,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$560,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$500,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$455,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $749k (Feb 2 2023)
Last sale anchor
$749k
Feb 2 2023
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
$750 / 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
$11,310
Tax year 2024
Assessed value
$763,980
Assessed 2024
Previous assessed
$763,980
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$600,780
Assessed improvement
$163,200
Applied tax rate
8.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1941
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,000 SF
Lot
0.07 ac (3,246 SF)
Zoning code
SOC1*
APN
5331-028-005
UPID
US09-8983710
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SOC1* · San Marino, CA
Zoning SOC1* · permitted uses
SOC1* · San Marino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marino. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$495,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$610,000
OFFICE BUILDING
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$500,000
MEDICAL BUILDING
Est. value
$455,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1941
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Apre Investment LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6222 N MUSCATEL AVE, SAN GABRIEL, CA 91775-2627
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2023
$749,000
Apre Investment LLC
Neufeld Holdings LLC
Grant Deed
—
Dec 14, 2005
—
Neufeld Holdings LLC
Yan,paul & Winnie
Grant Deed
—
Mar 31, 1997
$178,500
Paul Yan
Ostronic Enterprises INC
Grant Deed
—
Oct 8, 1996
$60,000
Ostronic Enterprises
Ethel D Filley Trust
Trustees Deed
$95,000 · Seller
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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