Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,215,000
Apartment buildings
2528 Edwards Ave South El Monte, CA 91733-2000
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7347418
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
8,856 SF
Lot
0.49 ac (21,213 SF)
Zoning code
SER3*
APN
8103-024-042
UPID
US09-7347418
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
$2.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.26M
Blend (final)
Blend
$3.22M
Owner & transaction history
610 Investments 22 2 LLC · 3 yrs held
610 Investments 22 2 LLC
since 2022
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
SER3* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.0M
+66.8%
Office building
$3.1M
+28.9%
Auto repair, garage
$3.0M
+23.9%
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
$3,445,000
ML approach
$2,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,415,000
Current use
MEDICAL BUILDING
$4,025,000
Change: +67% · Conversion: Moderate
OFFICE BUILDING
$3,110,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,990,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,670,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,400,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.89M – $3.54M · ±10% · vs last sale $3.20M (Oct 11 2022)
Last sale anchor
$3.20M
Oct 11 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
$363 / 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
$41,678
Tax year 2024
Assessed value
$3,264,000
Assessed 2024
Previous assessed
$3,264,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,244,000
Assessed improvement
$1,020,000
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
1987
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
12
Rooms
5
Bathrooms
24
Total area
8,856 SF
Lot
0.49 ac (21,213 SF)
Zoning code
SER3*
APN
8103-024-042
UPID
US09-7347418
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
$2.4M
MEDICAL BUILDING
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
12
Rooms
5
Bathrooms
24
Lot
0.49 ac
Current owner
From public records · entity-resolved
610 Investments 22 2 LLC
Entity
Mailing address
610 N SANTA ANITA AVE, ARCADIA, CA 91006-2722
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2022
—
610 Investments 22 2 LLC
—
Deed
related
$1,216,000 · Genesis Bank
Oct 11, 2022
$3,200,000
610 Investments 22 2 LLC
Gary A Lee
Grant Deed
—
Mar 2, 2010
—
Lee Trust
Lee,gary A & Barbara A L
Quit Claim Deed
related
—
Dec 14, 2006
$1,700,000
Gary A Lee
Wilson Rotter & Associates LLC
Grant Deed
$1,190,000 · East West Bank
Dec 14, 2006
—
Wilson Rotter & Associates LLC
Rotter,howard G & Athalia F
Quit Claim Deed
—
Mar 30, 2001
$754,000
Howard G Rotter
Emp Chelsea LLC
Grant Deed
$565,500 · United Commercial Bank
Mar 30, 2001
—
Chelsea Emp
Lee,j V & J J
Grant Deed
related
—
Aug 26, 1993
—
James V Lee
Lee,james V & Ju
Quit Claim Deed
related
$564,000 · First Federal Bank Ca
—
—
Howard G Rotter
—
Deed Of Trust
related
$600,000 · David F Freeman
—
—
James V Lee
—
Deed Of Trust
related
$140,000 · United Financial Co LP
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2528 Edwards Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
