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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Warehouses
2402 Strozier Ave South El Monte, CA 91733-2018
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7713013
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
TILT-UP CONCRETE
Total area
5,822 SF
Lot
0.32 ac (14,136 SF)
Zoning code
SEM*
APN
8103-023-010
UPID
US09-7713013
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
$2.22M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$2.21M
Owner & transaction history
Amg Holding LLC · 1 yrs held
Amg Holding LLC
since 2025
7 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.5M
+155.0%
Medical building
$2.6M
+90.4%
Office building
$2.0M
+47.2%
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
$2,145,000
ML approach
$2,220,000
CAP Approach
CAP Return
Estimation
6%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,390,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,545,000
Change: +155% · Conversion: Moderate
MEDICAL BUILDING
$2,645,000
Change: +90% · Conversion: Difficult
OFFICE BUILDING
$2,045,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,965,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,755,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,585,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±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
$379 / 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
$24,391
Tax year 2024
Assessed value
$1,925,000
Assessed 2024
Previous assessed
$1,925,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$725,000
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,822 SF
Lot
0.32 ac (14,136 SF)
Zoning code
SEM*
APN
8103-023-010
UPID
US09-7713013
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
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Amg Holding LLC
Entity
Mailing address
17203 E FRANCISQUITO AVE, WEST COVINA, CA 91791-3831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2025
—
Amg Holding LLC
Manliang Chen
Grant Deed
$800,000 · United Pacific Bank
Nov 21, 2023
$1,925,000
Manliang Chen
Tahsin Saab
Grant Deed
$1,000,000 · Ken Cheng
Nov 21, 2023
—
Manliang Chen
Longxia Zhao
Intrafamily Transfer
related
—
Jan 10, 2019
—
Tahsin Saab
—
Deed
related
$687,500 · Bank Of America
Dec 14, 2018
$1,375,000
Tahsin Saab
2402 Strozier LLC
Grant Deed
$687,500 · Bank Of America
Dec 14, 2018
—
Tahsin Saab
Faten Saab
Quit Claim Deed
related
$687,500 · Bank Of America
Jul 27, 2018
$1,288,000
2402 Strozier LLC
Southlake Investments LLC
Grant Deed
—
Jan 22, 2016
$980,000
Southlake Investments LLC
Tengsheng Investment INC
Grant Deed
$882,000 · East West Bank
Apr 13, 2012
$628,000
Tengsheng Investment INC
Rubio A & M Fam 2004 Trust
Grant Deed
—
Nov 9, 2004
—
Rubio A & M 2004 Trust
Rubio,armando L & Margerite R
Quit Claim Deed
related
—
Nov 2, 2000
$450,000
Armando L Rubio
Yeh,ming J & Guey H
Grant Deed
$360,000 · Bank Of America
Sep 24, 1990
$105,000
Ming J Yeh
Yeh Ming J
Grant Deed
related
—
Nov 3, 1989
—
Stephen Summers
Summe
Quit Claim Deed
related
$250,000 · Sumitomo Bank
Nov 3, 1989
$235,000
Yeh Ming J&guey
Ultimate Exchang
Trustees Deed
—
—
—
Tahsin Saab
—
Deed Of Trust
related
$687,500 · Bank Of America
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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