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Property profile & analytics
OFF-MARKET
Estimated value
$6,800,000
Apartment buildings
2629 Gage Ave El Monte, CA 91733-2212
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7351512
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1937
Construction
WOOD
Total area
24,734 SF
Lot
1.09 ac (47,431 SF)
Zoning code
EMR3YY
APN
8104-014-078
UPID
US09-7351512
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
-
2629 Gage Ave, El Monte, CA 91733 Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.10M
Blend (final)
Blend
$6.80M
Owner & transaction history
Golden Opportunity No 28 LP · 2 yrs held
Golden Opportunity No 28 LP
since 2024
Last sale
$6.8M
4 recorded transactions
Zoning & alternative use
EMR3YY · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.2M
+66.8%
Office building
$8.7M
+28.9%
Auto repair, garage
$8.4M
+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 El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$6,800,000
ML approach
$6,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,740,000
Current use
MEDICAL BUILDING
$11,245,000
Change: +67% · Conversion: Moderate
OFFICE BUILDING
$8,690,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,350,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,460,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,705,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$6.80M
Range $6.12M – $7.48M · ±10% · vs last sale $6.80M (Mar 27 2024)
Last sale anchor
$6.80M
Mar 27 2024
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
$275 / 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
$82,093
Tax year 2024
Assessed value
$5,773,586
Assessed 2024
Previous assessed
$5,773,586
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$3,175,473
Assessed improvement
$2,598,113
Applied tax rate
6.0000
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
1937
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
5
Units
29
Bathrooms
25
Total area
24,734 SF
Lot
1.09 ac (47,431 SF)
Zoning code
EMR3YY
APN
8104-014-078
UPID
US09-7351512
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMR3YY · El Monte, CA
Zoning EMR3YY · permitted uses
EMR3YY · El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
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
$6.7M
MEDICAL BUILDING
Est. value
$11.2M
OFFICE BUILDING
Est. value
$8.7M
AUTO REPAIR, GARAGE
Est. value
$8.4M
COMMERCIAL (GENERAL)
Est. value
$7.5M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
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
1937
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
5
Units
29
Bathrooms
25
Lot
1.09 ac
Current owner
From public records · entity-resolved
Golden Opportunity No 28 LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2024
$6,800,000
Golden Opportunity No 28 LP
J R Howard Enterprises Ltd
Grant Deed
$6,200,000 · Western Alliance Bank
Jan 29, 2002
—
J R Howard
Howard,j R & M M Tr
Quit Claim Deed
related
—
Apr 27, 2001
—
J R Howard
Howard,j R & M M
Quit Claim Deed
related
—
Feb 19, 1999
$368,000
James R Howard
Howard Trust
Grant 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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