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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Warehouses
2324 Loma Ave South El Monte, CA 91733-2520
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8203304
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1992
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.44 ac (19,079 SF)
Zoning code
SEM*
APN
5281-022-029
UPID
US09-8203304
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
$2.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.78M
Owner & transaction history
Mod Holding LLC · 17 yrs held
Mod Holding LLC
since 2009
7 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.7M
+14.2%
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%
$2,515,000
6.5%
$2,320,000
7%
$2,155,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,385,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,725,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±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
$178 / 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
$24,408
Tax year 2024
Assessed value
$1,864,088
Assessed 2024
Previous assessed
$1,864,088
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$959,503
Assessed improvement
$904,585
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,000 SF
Lot
0.44 ac (19,079 SF)
Zoning code
SEM*
APN
5281-022-029
UPID
US09-8203304
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEM* · South El Monte, CA
Zoning SEM* · permitted uses
SEM* · 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
WAREHOUSE, STORAGE Current
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
WAREHOUSE, STORAGE Current
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
Mod Holding LLC
Entity
Mailing address
9401 WHITMORE ST, EL MONTE, CA 91731-2821
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2009
—
Mod Holding LLC
Sayphraraj,may L
Grant Deed
$722,000 · Evertrust Bank
Jan 27, 2004
$1,180,000
May L Sayphraraj
Darakchyan,hagop
Grant Deed
$800,000 · Evertrust Bank
Jun 19, 2001
—
Hagop Darakchyan
Darakchyan,a
Quit Claim Deed
related
—
Jun 19, 2001
$760,000
Hagop Darakchyan
Jarlee Corp
Grant Deed
$608,000 · Wilshire State Bank
Apr 11, 1997
—
Jariee Corp
—
Grant Deed
related
$2,935,000 · International Bank
Dec 18, 1996
—
Jarlee Corp
—
Deed Of Trust
related
$1,605,000 · International Bank California
Jun 3, 1992
$860,000
Jarlee Corp
Fallon,richard L
Grant Deed
—
Sep 11, 1991
$218,500
Richard L Fallon
Dyer,estill B
Grant Deed
—
—
—
Jarlee Corp
—
Deed Of Trust
related
$300,000 · General Bank
—
—
Jarlee Corp
—
Deed Of Trust
related
$500,000 · United National Bank
—
—
Hagop Darakchyan
—
Deed Of Trust
related
$590,000 · Wilshire State Bank
—
—
Hagop Darakchyan
—
Deed Of Trust
related
$1,330,000 · Wilshire State Bank
—
—
Mod Holding LLC
—
Deed Of Trust
related
$3,763,928 · First Choice 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.
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