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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Manufacturing properties
2638 Seaman Ave El Monte, CA 91733-1930
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0340679
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1959
Construction
WOOD
Total area
4,800 SF
Lot
0.26 ac (11,400 SF)
Zoning code
EMM1*
APN
8102-002-026
UPID
US10-0340679
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
$1.06M
CAP Approach
CAP
$915k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.06M
Owner & transaction history
R&r Asset LLC · 4 yrs held
R&r Asset LLC
since 2022
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
EMM1* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Code 5142025
Top alternative use upside
Office building
$1.7M
+29.6%
Auto repair, garage
$1.6M
+24.5%
Commercial (general)
$1.5M
+11.2%
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
$1,160,000
ML approach
$1,055,000
CAP Approach
CAP Return
Estimation
6%
$995,000
6.5%
$915,000
7%
$850,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,300,000
Current use
OFFICE BUILDING
$1,685,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,620,000
Change: +24% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,450,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$1,275,000
Change: -2% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,145,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±10% · vs last sale $1.08M (Apr 15 2022)
Last sale anchor
$1.08M
Apr 15 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
$221 / 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
$15,641
Tax year 2024
Assessed value
$1,123,632
Assessed 2024
Previous assessed
$1,123,632
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$946,764
Assessed improvement
$176,868
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,800 SF
Lot
0.26 ac (11,400 SF)
Zoning code
EMM1*
APN
8102-002-026
UPID
US10-0340679
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMM1* · El Monte, CAZoning EMM1* · permitted uses
EMM1* · El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Code 5142025
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
1959
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
R&r Asset LLC
Entity
Mailing address
33 E VLY BLVD STE #205, ALHAMBRA, CA 91801-5160
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2022
$1,080,000
R&r Asset LLC
Tt Investment LLC
Grant Deed
$918,000 · Zb NA
Jun 17, 2021
—
Tt Investment LLC
Hovaz Software Programming
Grant Deed
—
Jun 19, 2019
$950,000
Hovaz Software Programming
Schorr Family Trust
Grant Deed
$650,000 · Schorr Family Trust (pt)
Jul 16, 2014
—
Schorr Family Trust
Schorr Family Trust
Quit Claim Deed
related
—
Nov 21, 1972
—
—
—
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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