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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Apartment buildings
2635 Sycamore Ave Montrose, CA 91020
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-7009312
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Lot
0.25 ac (10,852 SF)
Zoning code
GLRI*
APN
5611-012-014
UPID
US09-7009312
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
$885k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$885k
Owner & transaction history
Torosyan Famaily Trust
Torosyan Famaily Trust
since 2026
Last sale
$885,000
7 recorded transactions
Zoning & alternative use
GLRI* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$885,000
ML approach
$885,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $885k (Oct 28 2024)
Last sale anchor
$885k
Oct 28 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
—
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
$34,079
Tax year 2024
Assessed value
$3,095,348
Assessed 2024
Previous assessed
$3,095,348
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$777,346
Assessed improvement
$2,318,002
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Heating
NONE
Lot
0.25 ac (10,852 SF)
Zoning code
GLRI*
APN
5611-012-014
UPID
US09-7009312
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLRI* · Montrose, CA
Zoning GLRI* · permitted uses
GLRI* · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
Torosyan Famaily Trust
Trust
Free & Clear · 0 yrs held
Mailing address
2056 LOS AMIGOS ST, LA CANADA FLINTRIDGE, CA 91011-1364
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2026
—
Torosyan Famaily Trust
Andranik Torosyan
Deed
related
—
Jun 11, 2025
—
D H Reddy
Hanumantha Reddy
Deed
related
—
Oct 28, 2024
$885,000
Jane Gao Dong
Garo LLC
Grant Deed
—
Aug 14, 2024
—
Ara Vartanians
Ara Vartanians
Intrafamily Transfer
related
—
Jun 26, 2024
$880,000
Andranik Torosyan
Garo LLC
Grant Deed
$660,000 · Callisto Group INC
Jun 18, 2024
$890,000
Ara Vartanians
Garo LLC
Grant Deed
$712,000 · Citibank NA
May 29, 2024
—
Rosanne Mirzayan
Raffy Mirzayan
Intrafamily Transfer
related
$890,000 · Bank Of America NA
May 24, 2024
$899,000
Mardee Sue Ballew S Ballew
Garo LLC
Grant Deed
—
May 23, 2024
$928,500
Kenny Nakano
Garo LLC
Grant Deed
—
May 21, 2024
—
Gevorg Tananyan
Asmik Bisharyan
Quit Claim Deed
related
—
May 21, 2024
$899,000
Gevorg Tananyan
Garo LLC
Grant Deed
$719,200 · Logan Finance Corp
May 15, 2024
$890,000
William Woods
Garo LLC
Grant Deed
$667,500 · Ocmbc INC
May 13, 2024
$900,000
Albert Gasparyan
Garo LLC
Grant Deed
—
May 13, 2024
$920,000
Maryam Mohammadian Amini
Garo LLC
Grant Deed
—
Dec 31, 2019
$4,025,000
Garo LLC
Honolulu Village LLC
Grant Deed
—
Aug 21, 2015
$2,310,000
Honolulu Village LLC
Ferraro,angela A
Grant Deed
—
Sep 24, 2009
—
Ferraro Angela A Tr
Nicassio,michelina
Affidavit Of Death
—
Dec 30, 1999
—
Nicassio Michelina Co
—
Deed Of Trust
related
—
Dec 31, 1998
—
Nicassio Michelina Co Tr
—
Deed Of Trust
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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