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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Office buildings
2450 Main St, Alhambra, CA 91801-7015
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7365026
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
TILT-UP CONCRETE
Total area
3,167 SF
Lot
0.13 ac (5,839 SF)
Zoning code
ALCPD*
APN
5339-007-022
UPID
US09-7365026
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
-
Starnberg Realty Real Estate Agency
-
Sally Feng, Starnberg Realty, Inc Real Estate Agency
-
Sean Beattie, Brivio Realty Inc Real Estate Agency
-
Brenance Loan Service Bank
-
Alhambra Bathroom Solutions Renovation Specialist General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.46M
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.42M
Owner & transaction history
Hwang Structural Engineers INC · 1 yrs held
Hwang Structural Engineers INC
since 2025
7 recorded transactions
Zoning & alternative use
ALCPD* · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+82.7%
Auto repair, garage
$1.5M
+38.8%
Medical building
$1.4M
+36.4%
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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
$1,430,000
ML approach
$1,455,000
CAP Approach
CAP Return
Estimation
6%
$1,230,000
6.5%
$1,135,000
7%
$1,055,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,925,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,465,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$1,440,000
Change: +36% · Conversion: Easy
RETAIL STORES
$1,325,000
Change: +26% · Conversion: Moderate
COMMERCIAL (GENERAL)
$980,000
Change: -7% · Conversion: Easy
WAREHOUSE, STORAGE
$930,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±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
$447 / 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
$16,874
Tax year 2024
Assessed value
$1,351,500
Assessed 2024
Previous assessed
$1,351,500
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$976,140
Assessed improvement
$375,360
Applied tax rate
1.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,167 SF
Lot
0.13 ac (5,839 SF)
Zoning code
ALCPD*
APN
5339-007-022
UPID
US09-7365026
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALCPD* · Alhambra, CA
Zoning ALCPD* · permitted uses
ALCPD* · Alhambra, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alhambra. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$980,000
WAREHOUSE, STORAGE
Est. value
$930,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Hwang Structural Engineers INC
Entity
Mailing address
815 FAIRVIEW AVE UNIT #209, SOUTH PASADENA, CA 91030-2491
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2025
—
Hwang Structural Engineers INC
Junho Hwang
Deed
$675,000 · First Citizens Bank & Trust Co
Apr 27, 2023
$1,325,000
Junho Hwang
Orange Beacon Marketing LLC
Grant Deed
$1,126,200 · Enterprise Bank & Trust
Apr 27, 2023
—
Junho Hwang
Jiyoung Hwang
Intrafamily Transfer
related
—
Jun 5, 2019
—
Orange Beacon Marketing LLC
—
Deed
related
$400,000 · Edward F Levine
Aug 14, 2017
$1,100,000
Orange Beacon Marketing LLC
Premier Main Street Props LLC
Grant Deed
—
Sep 19, 2003
$535,000
Premier Main Street Properties
Wang,scott & Nancy
Grant Deed
—
Apr 16, 1997
—
Kim H Wang
Wang,s P
Quit Claim Deed
related
—
Jul 1, 1992
$540,000
Scott Wang
Loh,richard
Grant Deed
$250,000 · United National Bank
Sep 13, 1989
$490,000
Loh Richard&elai
Transponder
Trustees Deed
—
—
—
Orange Beacon Marketing LLC
—
Deed Of Trust
related
$400,000 · Edward F Levine
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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