Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Retail space
2323 Honolulu Ave Montrose, CA 91020-1821
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6357950
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD
Total area
3,025 SF
Lot
0.17 ac (7,358 SF)
Zoning code
GLC3*
APN
5807-024-005
UPID
US09-6357950
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
-
Moo Moo Mia Grocery & Convenience Store Specialty Food Shop
-
A'U Attic Insulation Services Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
Ppjw Properties LLC · 2 yrs held
Ppjw Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
GLC3* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+20.7%
Medical building
$1.4M
+18.6%
Office building
$1.4M
+17.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,115,000
6.5%
$1,030,000
7%
$955,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,160,000
Current use
AUTO REPAIR, GARAGE
$1,400,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,375,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,355,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$935,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$314 / 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
$21,948
Tax year 2024
Assessed value
$1,924,740
Assessed 2024
Previous assessed
$1,924,740
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,352,520
Assessed improvement
$572,220
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,025 SF
Lot
0.17 ac (7,358 SF)
Zoning code
GLC3*
APN
5807-024-005
UPID
US09-6357950
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
RETAIL STORES Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$935,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Ppjw Properties LLC
Entity
Free & Clear · 2 yrs held
Mailing address
190 PATRICIAN WAY, PASADENA, CA 91105-1024
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2023
—
Ppjw Properties LLC
Jeffrey S Williams
Grant Deed
—
Jun 29, 2022
$1,318,500
Jeffrey S Williams
C Anthony Phillips
Grant Deed
—
Jun 8, 2020
—
Em,rocco J Trust
Rocco J Em
Affidavit Of Death
—
Apr 7, 2016
—
Em,rocco J Trust
Em,rocco J
Quit Claim Deed
related
—
Feb 23, 2006
—
Dionne Trust
Pancino Mario A Trust
Grant Deed
—
Feb 23, 2006
$900,000
Rocco J Em
Dionne Trust
Grant Deed
—
Feb 26, 2003
—
Dionne,tr
Dionne,philip & Marjorie L
Quit Claim Deed
related
—
Nov 25, 2002
—
Pancino,mario A Tr
Pancino,m A
Quit Claim Deed
related
—
Nov 7, 1997
—
Cit Bus Bk
Pancino,m A
Trustees Deed
related
—
—
—
Mario A Pancino
—
Deed Of Trust
related
$900,000 · Citizens Business Bank
—
—
Maria A Pacino
—
Deed Of Trust
related
$1,200,000 · Citizens Business Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2323 Honolulu Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
