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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Retail space
2613 Honolulu Ave Montrose, CA 91020-1706
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6542059
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1942
Construction
TILT-UP CONCRETE
Total area
3,860 SF
Lot
0.27 ac (11,791 SF)
Zoning code
GLC3*
APN
5610-025-061
UPID
US09-6542059
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
-
M3 Fight and Fitness Training Center Sports School
-
Pasadena Kodokan Judo Club Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.19M
Owner & transaction history
Ladm Properties LLC · 3 yrs held
Ladm Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
GLC3* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+20.7%
Medical building
$1.8M
+18.6%
Office building
$1.7M
+17.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,425,000
6.5%
$1,315,000
7%
$1,220,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,480,000
Current use
AUTO REPAIR, GARAGE
$1,785,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,755,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,730,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,195,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±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
$307 / 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
$23,779
Tax year 2024
Assessed value
$2,101,618
Assessed 2024
Previous assessed
$2,101,618
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,313,514
Assessed improvement
$788,104
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1942
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Total area
3,860 SF
Lot
0.27 ac (11,791 SF)
Zoning code
GLC3*
APN
5610-025-061
UPID
US09-6542059
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3* · Montrose, CA
Zoning GLC3* · permitted uses
GLC3* · 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
RETAIL STORES Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1942
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Ladm Properties LLC
Entity
Mailing address
2945 TOWNSGATE RD STE #200, WESTLAKE VILLAGE, CA 91361-5866
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
Apr 27, 2023
—
Ladm Properties LLC
David Carter
Grant Deed
$569,000 · Citizens Business Bank
Jun 8, 2021
—
Jacqueline Ann Carter
Jackie Carter
Intrafamily Transfer
related
—
Nov 7, 2017
—
Sleight,jackie Family Trust
Carter,jackie
Quit Claim Deed
related
—
Oct 19, 2017
—
David Carter
Carter Family Trust
Quit Claim Deed
related
—
Jun 22, 2007
$1,600,000
David Carter
Robert A Wolcott
Grant Deed
$1,040,000 · Lehman Brothers Bank Fsb
Apr 25, 1997
—
Wolcott Robert A
Wolcott R A Trustee,
Quit Claim Deed
related
—
Jul 13, 1994
—
Wolcott Robert A
Wolcott,r A
Quit Claim Deed
related
—
—
—
Carter Family Trust
—
Deed Of Trust
related
$896,000 · City National Bank
—
—
Robert A Wolcott
—
Deed Of Trust
related
$50,000 · First Mountain Bank
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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