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Property profile & analytics
OFF-MARKET
Estimated value
$2,510,000
Office buildings
2444 Beverly Blvd Montebello, CA 90640-2306
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6410933
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1965
Construction
TILT-UP CONCRETE
Total area
7,763 SF
Lot
0.65 ac (28,098 SF)
Zoning code
MNCZ*
APN
5268-022-004
UPID
US09-6410933
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
Current use
Occupant on record · Public records
-
CVS Photo (Bike/Boat/Book/etc) Store
-
Carelon Health Care Center Medical Clinic
-
Dr. Laura Ryan Physician
-
CVS Pharmacy
-
James Pak Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.79M
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$2.51M
Owner & transaction history
Walter Terrones · 18 yrs held
Walter Terrones
since 2008
5 recorded transactions
Zoning & alternative use
MNCZ* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.6M
+76.1%
Medical building
$3.5M
+73.1%
Warehouse, storage
$2.3M
+11.9%
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 Montebello submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montebello 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%
$3,015,000
6.5%
$2,785,000
7%
$2,585,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,040,000
Current use
AUTO REPAIR, GARAGE
$3,590,000
Change: +76% · Conversion: Difficult
MEDICAL BUILDING
$3,530,000
Change: +73% · Conversion: Easy
WAREHOUSE, STORAGE
$2,280,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$2,235,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,110,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$2.51M
Range $2.26M – $2.76M · ±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
$323 / 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
$40,280
Tax year 2024
Assessed value
$2,749,368
Assessed 2024
Previous assessed
$2,749,368
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$2,086,175
Assessed improvement
$663,193
Applied tax rate
6.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
7,763 SF
Lot
0.65 ac (28,098 SF)
Zoning code
MNCZ*
APN
5268-022-004
UPID
US09-6410933
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCZ* · Montebello, CA
Zoning MNCZ* · permitted uses
MNCZ* · Montebello, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montebello. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Walter Terrones
Individual
Mailing address
5454 E BEVERLY BLVDA, LOS ANGELES, CA 90022-2236
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2008
—
Walter Terrones
Terrones,eraline
Quit Claim Deed
related
—
Nov 13, 2007
—
World Empire R/e Holding INC
Terrones,walter & Eraline M
Grant Deed
—
Oct 7, 2005
—
Walter Terrones
Automobile Club Of Southern Calif
Grant Deed
—
—
—
Walter Terrones
—
Deed Of Trust
related
$706,000 · Community Commerce Bank
Jun 15, 1964
$92,500
Automobile Club Of So Calif
—
Grant Deed
related
—
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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