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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Commercial real estate
2538 Honolulu Ave Montrose, CA 91020-1806
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0411094
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1940
Construction
WOOD
Total area
869 SF
Lot
0.18 ac (7,739 SF)
Zoning code
GLC3-R3*
APN
5611-001-032
UPID
US10-0411094
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
-
California Orthodontic Lab Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$820k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$830k
Owner & transaction history
Brian Jayhyun An · 3 yrs held
Brian Jayhyun An
since 2023
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
GLC3-R3* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$530,000
+97.0%
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 Montrose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montrose 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
$805,000
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$530,000
Change: +97% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $850k (Feb 13 2023)
Last sale anchor
$850k
Feb 13 2023
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
$955 / 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
$10,118
Tax year 2024
Assessed value
$884,340
Assessed 2024
Previous assessed
$884,340
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$728,280
Assessed improvement
$156,060
Applied tax rate
4.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
869 SF
Lot
0.18 ac (7,739 SF)
Zoning code
GLC3-R3*
APN
5611-001-032
UPID
US10-0411094
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3-R3* · Montrose, CA
Zoning GLC3-R3* · permitted uses
GLC3-R3* · Montrose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montrose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$530,000
NEIGHBORHOOD: SHOPPING CENTER
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
Stories
1
Units
1
Bathrooms
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Brian Jayhyun An
Individual
Free & Clear · 3 yrs held
Mailing address
2453 LAUGHLIN AVE, LA CRESCENTA, CA 91214-3026
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
Feb 13, 2023
—
Brian Jayhyun An
Brian Jayhyun An
Intrafamily Transfer
related
—
Nov 15, 2021
—
Brian Jayhyun An
Brian Jayhyun An
Intrafamily Transfer
related
—
Sep 9, 2021
$850,000
Brian Jayhyun
Unmi Kwon
Grant Deed
—
Jun 25, 2019
$704,000
Unmi Kwon
Brown Jennie J Trust
Grant Deed
—
Jun 25, 2019
—
Unmi Kwon
Kwon,jin H
Quit Claim Deed
related
—
Jan 26, 2017
—
Brown,jennie J Trust
Brown,jennie H J
Quit Claim Deed
related
—
Nov 18, 2011
—
Jensen Mike & L Living Trust
Jensen,mike & Landa
Quit Claim Deed
related
—
Sep 25, 2001
—
Jensen,john H & Lis Tr
Jensen,j & L
Quit Claim Deed
related
—
May 27, 1988
$167,000
John Jensen
Lomba
Grant Deed
$133,500 · Long Beach Savings & Loan
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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