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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Retail space
2639 Msn St San Marino, CA 91108-1639
Trust Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6270170
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
1,215 SF
Lot
0.03 ac (1,478 SF)
Zoning code
SOC*
APN
5325-007-005
UPID
US09-6270170
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
$445k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Belfour Living Trust · 10 yrs held
Belfour Living Trust
since 2016
5 recorded transactions
Zoning & alternative use
SOC* · San Marino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$740,000
+22.4%
Office building
$680,000
+12.9%
Auto repair, garage
$610,000
+0.6%
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 San Marino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marino 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
$445,000
CAP Approach
CAP Return
Estimation
6%
$510,000
6.5%
$470,000
7%
$440,000
Alternative Use
Use
Estimation
RETAIL STORES
$605,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$740,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$680,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$610,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$550,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$416 / 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
$16,879
Tax year 2024
Assessed value
$1,276,638
Assessed 2024
Previous assessed
$1,276,638
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$893,648
Assessed improvement
$382,990
Applied tax rate
8.0000
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,215 SF
Lot
0.03 ac (1,478 SF)
Zoning code
SOC*
APN
5325-007-005
UPID
US09-6270170
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SOC* · San Marino, CAZoning SOC* · permitted uses
SOC* · San Marino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$605,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$740,000
OFFICE BUILDING
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$610,000
MEDICAL BUILDING
Est. value
$550,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Belfour Living Trust
Trust
Mailing address
2450 MSN ST STE #3, SAN MARINO, CA 91108-1634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Feb 19, 2016
$1,100,000
Belfour Living Trust
Sherman Peabody LLC
Grant Deed
—
Mar 13, 2012
$730,000
Sherman Peabody LLC
Anglemyer,edwin E & Dorothy H
Grant Deed
—
Jun 15, 2001
—
Edwin E Anglemyer
Sarkissian,a
Grant Deed
related
—
Dec 20, 1996
$175,000
Alex Sarkissian
Davis,richard L
Grant Deed
$122,500 · Seller
—
—
Edwin E Anglemyer
—
Deed Of Trust
related
$260,501 · Rancho 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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