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Property profile & analytics
OFF-MARKET
Estimated value
$3,285,000
Retail space
2414 Fullerton Rd Rowland Heights, CA 91748-4414
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0339659
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
WOOD
Total area
15,625 SF
Lot
1.24 ac (53,920 SF)
Zoning code
LCC1*
APN
8268-018-061
UPID
US10-0339659
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.29M
Owner & transaction history
Aquarius W Investment LLC · 11 yrs held
Aquarius W Investment LLC
since 2015
7 recorded transactions
Zoning & alternative use
LCC1* · Rowland Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.8M
+5.0%
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 Rowland Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rowland Heights 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,575,000
Current use
OFFICE BUILDING
$4,805,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$4,375,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,955,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.29M
Range $2.96M – $3.61M · ±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
$210 / 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
$61,190
Tax year 2024
Assessed value
$4,477,473
Assessed 2024
Previous assessed
$4,477,473
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,321,216
Assessed improvement
$2,156,257
Applied tax rate
11.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
15,625 SF
Lot
1.24 ac (53,920 SF)
Zoning code
LCC1*
APN
8268-018-061
UPID
US10-0339659
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Rowland Heights, CA
Zoning LCC1* · permitted uses
LCC1* · Rowland Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rowland Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.6M
OFFICE BUILDING
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$4.4M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
RETAIL STORES Current
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (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
1966
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
1.24 ac
Current owner
From public records · entity-resolved
Aquarius W Investment LLC
Entity
Mailing address
17165 NEWHOPE ST STE H, FOUNTAIN VALLEY, CA 92708-4230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2020
—
Aquarius W Investment LLC
—
Deed
related
$2,300,000 · East West Bk
Feb 26, 2015
$3,800,000
Aquarius W Investment LLC
Bread Of Life Christian Church
Grant Deed
$2,280,000 · East West Bank
Jul 9, 2001
$1,720,000
Bread Of Life Christian Church
Liu,chih-l & Tony
Grant Deed
$820,000 · Standard Savings Bank
Mar 9, 1993
$1,870,000
Chih-li Liu
Park,myung S & S
Grant Deed
$1,215,000 · Omni Bank
Aug 2, 1989
$865,000
Park Myung S&san
1031 Exchange
Trustees Deed
related
$985,000 · Daleo Ents
—
—
Chih-li Liu
—
Deed Of Trust
related
$780,000 · Individual
—
—
Chih L Liu
—
Deed Of Trust
related
$1,100,000 · United National Bank
—
—
Aquarius W Investment LLC
—
Loan Modification
related
$2,300,000 · East West Bk
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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