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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Apartment buildings
2327 Florencita Ave Montrose, CA 91020-1817
Entity Owned
17-yr Hold
Free & Clear
Property ID
US09-8291780
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1927
Construction
WOOD
Total area
3,138 SF
Lot
0.21 ac (9,360 SF)
Zoning code
LCR3YY
APN
5807-022-006
UPID
US09-8291780
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
$775k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$630k
Owner & transaction history
2327 Florencita LLC · 17 yrs held
2327 Florencita LLC
since 2009
7 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$970,000
+17.1%
Warehouse, storage
$920,000
+11.4%
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%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$830,000
Current use
COMMERCIAL (GENERAL)
$970,000
Change: +17% · Conversion: Moderate
WAREHOUSE, STORAGE
$920,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$201 / 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
$14,748
Tax year 2024
Assessed value
$1,221,558
Assessed 2024
Previous assessed
$1,221,558
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$656,753
Assessed improvement
$564,805
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
1927
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
2
Units
5
Bathrooms
5
Total area
3,138 SF
Lot
0.21 ac (9,360 SF)
Zoning code
LCR3YY
APN
5807-022-006
UPID
US09-8291780
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3YY · Montrose, CAZoning LCR3YY · permitted uses
LCR3YY · Montrose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$830,000
COMMERCIAL (GENERAL)
Est. value
$970,000
WAREHOUSE, STORAGE
Est. value
$920,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1927
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
5
Lot
0.21 ac
Current owner
From public records · entity-resolved
2327 Florencita LLC
Entity
Free & Clear · 17 yrs held
Mailing address
2327 FLORENCITA AVE, MONTROSE, CA 91020-1817
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2009
—
2327 Florencita LLC
Santillo Trust
Grant Deed
—
Jun 15, 2007
—
Santillo Trust
Santillo,clara
Quit Claim Deed
related
—
Mar 15, 2007
$930,000
Clara Santillo
Miller Trust
Grant Deed
$575,000 · Americas United Bank
Mar 14, 2007
—
Clara Santillo
Miller Trust
Grant Deed
$575,000 · Americas United Bank
Dec 2, 2003
—
Bolton,tr
Bolton,marion E
Quit Claim Deed
related
—
Oct 12, 1999
—
Miller,catherine A Tr
—
Deed Of Trust
related
—
Mar 26, 1999
—
Marion E Bolton
—
Deed Of Trust
related
—
Nov 19, 1998
—
Marion E Bolton
Bolton,m E Co-trustee
Quit Claim Deed
related
—
Sep 21, 1995
—
Bolton,marion E Co-trustee
Auld,e D
Grant Deed
related
—
Jun 25, 1968
$20,000
Marion E Bolton
—
Grant 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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