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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Apartment buildings
2331 Florencita Ave Montrose, CA 91020-1817
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-8291781
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1950
Construction
WOOD
Total area
3,324 SF
Lot
0.2 ac (8,925 SF)
Zoning code
LCR3YY
APN
5807-022-007
UPID
US09-8291781
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
$1.03M
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.03M
Owner & transaction history
Eugenia Aguilar · 3 yrs held
Eugenia Aguilar
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+75.3%
Medical building
$1.5M
+72.3%
Office building
$1.5M
+70.0%
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
$1,005,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$875,000
Current use
AUTO REPAIR, GARAGE
$1,535,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$1,510,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$1,490,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$1,275,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,025,000
Change: +17% · Conversion: Moderate
WAREHOUSE, STORAGE
$975,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10% · vs last sale $1.05M (May 26 2023)
Last sale anchor
$1.05M
May 26 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
$310 / 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
$16,815
Tax year 2024
Assessed value
$1,406,760
Assessed 2024
Previous assessed
$1,406,760
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,272,793
Assessed improvement
$133,967
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
1950
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Units
6
Bathrooms
6
Total area
3,324 SF
Lot
0.2 ac (8,925 SF)
Zoning code
LCR3YY
APN
5807-022-007
UPID
US09-8291781
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3YY · Montrose, CA
Zoning LCR3YY · permitted uses
LCR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$975,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1950
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Units
6
Bathrooms
6
Lot
0.2 ac
Current owner
From public records · entity-resolved
Eugenia Aguilar
Individual
Mailing address
2331 FLORENCITA AVE, MONTROSE, CA 91020-1817
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2023
—
Eugenia Aguilar
Eugenia Cunanan Aguilar
Intrafamily Transfer
related
$800,000 · Luther Burbank Savings
Aug 21, 2017
—
2331 Florencita Ave Trust
Aguilar,eugenia C
Quit Claim Deed
related
—
May 2, 2006
$1,050,000
Eugenia C Aguilar
Carter,barton A & Juanita I
Grant Deed
$650,000 · East West Bank
—
—
Eugenia Aguilar
—
Deed Of Trust
related
$105,000 · Maria Teresa A Icasiano
—
—
Eugenia C Aguilar
—
Deed Of Trust
related
$75,000 · Wynhausen N A & G B Living Tr
—
—
Barton A Carter
—
Deed Of Trust
related
$103,638 · Donald Craig Todt Estate
—
—
Barton A Carter
—
Deed Of Trust
related
$156,000 · Fidelity Federal 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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