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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Warehouses
2650 Durfee Ave El Monte, CA 91732-3472
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0354840
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1992
Construction
TILT-UP CONCRETE
Total area
4,862 SF
Lot
1.55 ac (67,519 SF)
Zoning code
EMM1*
APN
8109-001-038
UPID
US10-0354840
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
-
Whistler Wheels Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.32M
Owner & transaction history
Michael Khouv · 1 yrs held
Michael Khouv
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
EMM1* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.7M
+45.0%
Auto repair, garage
$1.6M
+39.3%
Commercial (general)
$1.5M
+24.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,220,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,180,000
Current use
OFFICE BUILDING
$1,710,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,640,000
Change: +39% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,465,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$1,290,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10% · vs last sale $1.30M (Mar 27 2025)
Last sale anchor
$1.30M
Mar 27 2025
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
$271 / 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
$16,371
Tax year 2024
Assessed value
$1,179,418
Assessed 2024
Previous assessed
$1,179,418
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$589,709
Assessed improvement
$589,709
Applied tax rate
13.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
4,862 SF
Lot
1.55 ac (67,519 SF)
Zoning code
EMM1*
APN
8109-001-038
UPID
US10-0354840
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMM1* · El Monte, CA
Zoning 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
El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.2M
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 Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
Michael Khouv
Individual
Free & Clear · 1 yrs held
Mailing address
12337 POINSETTIA AVE, EL MONTE, CA 91732-3631
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
—
Michael Khouv
Kimberly Khouv
Deed
related
—
Jun 27, 2025
$1,300,000
Hayyah Realty LLC
Michael Khouv
Grant Deed
—
Oct 15, 2019
—
Kimberly Khouv
—
Deed
related
$550,000 · First Com'l Bk
Oct 4, 2019
$1,100,000
Kimberly Khouv
Nj Investment LLC
Grant Deed
$550,000 · First Commercial Bank (usa)
Oct 4, 2019
—
Steven Khouv
Pauline Gem Torres
Quit Claim Deed
related
$455,000 · Business Finance Capital
Dec 29, 2017
$1,100,000
Nj Investment LLC
Sports Med Care INC
Grant Deed
—
Apr 30, 2014
$725,000
Sports Med Care INC
Dragonis Investments LLC Series 22
Grant Deed
$666,000 · Wilshire Bank
Sep 29, 2004
$2,000,000
Dragonis Invs LLC Series 22
C H Menlo
Grant Deed
$1,400,000 · American Premier Bank
Mar 18, 2003
—
C H Menlo LP
—
Deed Of Trust
related
$1,172,000 · East West Bank
May 1, 1998
—
C H Menlo LP
—
Deed Of Trust
related
$1,250,000 · First Central Bank
—
—
Kimberly Khouv
—
Deed Of Trust
related
$550,000 · First Com'l Bk
—
—
Dragonis Invs LLC-series 22
—
Deed Of Trust
related
$1,280,000 · Pacific Alliance Bank
—
—
Dragonis Investments LLC-serie
—
Deed Of Trust
related
$1,350,000 · Bank Of Taiwan
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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