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Property profile & analytics
OFF-MARKET
Estimated value
$5,410,000
Apartment buildings
2516 Edwards Ave South El Monte, CA 91733-2065
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6352493
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1940
Construction
WOOD
Total area
14,000 SF
Lot
0.53 ac (22,988 SF)
Zoning code
SER3*
APN
8103-024-043
UPID
US09-6352493
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
$5.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.15M
Blend (final)
Blend
$5.41M
Owner & transaction history
2516 Sem LLC · 4 yrs held
2516 Sem LLC
since 2022
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
SER3* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$8.5M
+123.3%
Medical building
$6.4M
+66.8%
Office building
$4.9M
+28.9%
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 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
$5,705,000
ML approach
$5,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$8,520,000
Change: +123% · Conversion: Difficult
MEDICAL BUILDING
$6,365,000
Change: +67% · Conversion: Moderate
OFFICE BUILDING
$4,920,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,725,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,220,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,795,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$5.41M
Range $4.87M – $5.95M · ±10% · vs last sale $5.30M (Feb 9 2022)
Last sale anchor
$5.30M
Feb 9 2022
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
$386 / 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
$67,552
Tax year 2024
Assessed value
$5,514,120
Assessed 2024
Previous assessed
$5,514,120
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,205,648
Assessed improvement
$3,308,472
Applied tax rate
3.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Buildings
4
Units
8
Bathrooms
24
Total area
14,000 SF
Lot
0.53 ac (22,988 SF)
Zoning code
SER3*
APN
8103-024-043
UPID
US09-6352493
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SER3* · South El Monte, CA
Zoning SER3* · permitted uses
SER3* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.5M
MEDICAL BUILDING
Est. value
$6.4M
OFFICE BUILDING
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.2M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1940
Construction
WOOD
Heating
NONE
Buildings
4
Units
8
Bathrooms
24
Lot
0.53 ac
Current owner
From public records · entity-resolved
2516 Sem LLC
Entity
Free & Clear · 4 yrs held
Mailing address
713 W DUARTE RD STE GSTEG, ARCADIA, CA 91007-7564
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Feb 2, 2026
—
722 Parriott Pl LLC
—
Deed
related
$4,800,000 · New Mei Ao INC
Feb 9, 2022
$5,300,000
2516 Sem LLC
Dream Home Edward LLC
Grant Deed
—
Sep 11, 2019
—
Dream Home Edward LLC
—
Trustees Deed
related
$3,045,000 · Royal Busn Bk
Nov 30, 2018
$1,550,000
Dream Home Edward LLC
Xielin Investment LLC
Grant Deed
—
Apr 27, 2017
$870,000
Xielin Investmant LLC
Chang,pei-ki S
Grant Deed
—
Nov 14, 2014
—
Pei-ki S Chang
Chang Daw-ming
Affidavit Of Death
related
—
Jun 23, 1988
$220,000
Su Y Truong
Nijja
Trustees Deed
$120,000 · First Franklin Financial Corp
Jun 23, 1988
—
Su Y Truong
Tu
Quit Claim Deed
related
—
Mar 29, 1988
$120,500
Nijjar Swaranjit
Pac
Trustees 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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