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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Warehouses
2436 Merced Ave South El Monte, CA 91733-1922
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7712811
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Construction
TILT-UP CONCRETE
Total area
5,766 SF
Lot
0.25 ac (10,819 SF)
Zoning code
SEM*
APN
8103-025-015
UPID
US09-7712811
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
$1.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
Aquamerced LLC · 2 yrs held
Aquamerced LLC
since 2023
7 recorded transactions
Zoning & alternative use
SEM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+26.4%
Apartment house (5+ units)
$1.6M
+14.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,450,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,375,000
Current use
COMMERCIAL (GENERAL)
$1,740,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,570,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±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
$199 / 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
$16,729
Tax year 2024
Assessed value
$1,287,239
Assessed 2024
Previous assessed
$1,287,239
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$704,040
Assessed improvement
$583,199
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
5,766 SF
Lot
0.25 ac (10,819 SF)
Zoning code
SEM*
APN
8103-025-015
UPID
US09-7712811
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
COMMERCIAL (GENERAL)
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
WAREHOUSE, STORAGE Current
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Aquamerced LLC
Entity
Free & Clear · 2 yrs held
Mailing address
9238 ARRINGTON AVE, DOWNEY, CA 90240-2904
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 15, 2023
—
Aquamerced LLC
Ai Lai Yu
Grant Deed
—
Jul 8, 2019
—
Weng,chien M Family Trust
Weng,chien M
Quit Claim Deed
related
—
Aug 10, 2011
—
Weng & Lai Family Trust
Lai,yu A
Quit Claim Deed
related
—
Jan 26, 2007
$990,000
Yu-ai Lai
Young Kung Corp
Grant Deed
$570,000 · Los Angeles National Bank
Jan 26, 2007
—
Yu-ai Lai
Weng,jung F
Grant Deed
related
—
Jun 29, 1998
—
Kung Young
Kao,m & L L
Grant Deed
related
—
May 23, 1996
—
Kung Young
Young,kung
Quit Claim Deed
related
—
Jun 11, 1991
$508,636
Young Kung Corp
Fallon,robert D
Grant Deed
—
Feb 4, 1991
$237,500
Robert D Fallon
Petee Hazel M
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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