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Property profile & analytics
OFF-MARKET
Estimated value
$4,110,000
Warehouses
2412 Loma Ave South El Monte, CA 91733-1416
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6395537
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2014
Construction
TILT-UP CONCRETE
Total area
10,712 SF
Lot
0.39 ac (17,104 SF)
Zoning code
SEM*
APN
5281-013-006
UPID
US09-6395537
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
$4.36M
CAP Approach
CAP
$2.49M
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$4.11M
Owner & transaction history
Fft Industrial Realty LLC · 2 yrs held
Fft Industrial Realty LLC
since 2023
Last sale
$3.9M
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
$6.5M
+155.0%
Medical building
$4.9M
+90.4%
Office building
$3.8M
+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
$4,315,000
ML approach
$4,360,000
CAP Approach
CAP Return
Estimation
6%
$2,695,000
6.5%
$2,485,000
7%
$2,310,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,555,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,520,000
Change: +155% · Conversion: Moderate
MEDICAL BUILDING
$4,870,000
Change: +90% · Conversion: Difficult
OFFICE BUILDING
$3,765,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,615,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,230,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,920,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$4.11M
Range $3.70M – $4.52M · ±10% · vs last sale $3.88M (Sep 29 2023)
Last sale anchor
$3.88M
Sep 29 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
$384 / 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
$48,377
Tax year 2024
Assessed value
$3,875,000
Assessed 2024
Previous assessed
$3,875,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,400,000
Assessed improvement
$1,475,000
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
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,712 SF
Lot
0.39 ac (17,104 SF)
Zoning code
SEM*
APN
5281-013-006
UPID
US09-6395537
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
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
MEDICAL BUILDING
Est. value
$4.9M
OFFICE BUILDING
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
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
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Fft Industrial Realty LLC
Entity
Mailing address
1122 COINER CT, CITY OF INDUSTRY, CA 91748-1348
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2023
$3,875,000
Fft Industrial Realty LLC
Fjl Investment LLC
Grant Deed
$1,446,000 · California Statewide Certified Deve
Sep 29, 2023
—
Ff1 Industrial Realty LLC
—
Deed
related
$1,412,500 · Jpmorgan Chase Bank NA
Aug 30, 2021
$3,660,000
Fjl Investment LLC
Yiying Yue
Grant Deed
$1,750,000 · East West Bank
Jun 4, 2021
—
Yiying Yue
—
Deed
related
$1,270,000 · Zhan Xu
Mar 13, 2020
$2,000,000
Yiying Yue
Wyf Loma INC
Grant Deed
$1,297,000 · East West Bank
Feb 24, 2017
$2,000,000
Wyf Loma INC
Golden Trinity LLC
Grant Deed
$1,000,000 · East West Bank
Nov 14, 2014
—
Asemr Properties LLC
Rishe Family Trust
Grant Deed
—
Nov 14, 2014
$1,918,000
Golden Trinity LLC
Asemr Properties LLC
Grant Deed
$1,346,250 · Wells Fargo Bank NA
Mar 12, 2012
$310,000
Rishe Family Trust
Loma Street Investment Co
Grant Deed
—
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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