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Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Apartment buildings
2358 Florencita Ave Montrose, CA 91020-1865
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-8462131
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
5,850 SF
Lot
0.15 ac (6,371 SF)
Zoning code
LCR3YY
APN
5807-023-014
UPID
US09-8462131
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
$2.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$2.72M
Owner & transaction history
Florencita Properties LLC · 4 yrs held
Florencita Properties LLC
since 2022
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
LCR3YY · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+146.9%
Neighborhood: shopping center
$3.6M
+130.7%
Auto repair, garage
$2.7M
+75.3%
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
$2,565,000
ML approach
$2,595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,810,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,560,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,705,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$2,660,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$2,625,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$2,240,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,810,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $3.10M (Jul 5 2022)
Last sale anchor
$3.10M
Jul 5 2022
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
$465 / 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
$27,371
Tax year 2024
Assessed value
$2,346,000
Assessed 2024
Previous assessed
$2,346,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,326,000
Assessed improvement
$1,020,000
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
1987
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
5
Rooms
6
Bathrooms
10
Total area
5,850 SF
Lot
0.15 ac (6,371 SF)
Zoning code
LCR3YY
APN
5807-023-014
UPID
US09-8462131
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
RESTAURANT
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.6M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Rooms
6
Bathrooms
10
Lot
0.15 ac
Current owner
From public records · entity-resolved
Florencita Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 38, LA CANADA FLINTRIDGE, CA 91012-0038
Ownership since
2022
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
Jul 5, 2022
—
Florencita Properties LLC
Peter Segal
Intrafamily Transfer
related
—
Apr 14, 2006
$3,100,000
Peter S Segal
Peter Schroeder
Grant Deed
$1,425,000 · Luther Burbank Savings
Mar 16, 2005
—
Peter Schroeder
Ong Swie H Trust
Grant Deed
related
—
May 1, 2003
$940,000
Peter Schroeder
Hampton,tr
Grant Deed
$2,000,000 · Hampton Trust
Sep 17, 1999
—
Hampton,wade & Nancy A Trustees
Hampton,wade & Nancy A
Quit Claim Deed
related
—
Jun 30, 1994
$630,000
Wade Hampton
Kobeissi,hussein
Grant Deed
$472,500 · Home Savings Of America
May 6, 1991
$799,000
Hussein Kobeissi
Unknown
Grant Deed
—
Jul 13, 1989
$453,000
Hussein Kobeissi
Kobeissi,hussein
Quit Claim Deed
related
$453,000 · Valley Bank
—
—
Hussein Kobeissi
—
Deed Of Trust
related
$500,000 · Wells Fargo Bank
—
—
Hussein Kobeissi
—
Deed Of Trust
related
$350,000 · Great Western 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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