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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Manufacturing properties
2650 San Gabriel Blvd Rosemead, CA 91770-3254
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8051033
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Construction
WOOD
Total area
3,000 SF
Lot
0.4 ac (17,529 SF)
Zoning code
RMC3*
APN
5283-011-015
UPID
US09-8051033
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
$1.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.49M
Owner & transaction history
J R L Investment LLC · 4 yrs held
J R L Investment LLC
since 2021
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
RMC3* · Rosemead, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+123.9%
Auto repair, garage
$1.4M
+70.2%
Medical building
$1.4M
+67.3%
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 Rosemead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rosemead 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
$1,455,000
ML approach
$1,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,390,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$1,365,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$1,345,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$1,150,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$925,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.50M (Sep 29 2021)
Last sale anchor
$1.50M
Sep 29 2021
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
$495 / 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
$20,176
Tax year 2024
Assessed value
$1,560,600
Assessed 2024
Previous assessed
$1,560,600
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$520,200
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,000 SF
Lot
0.4 ac (17,529 SF)
Zoning code
RMC3*
APN
5283-011-015
UPID
US09-8051033
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RMC3* · Rosemead, CA
Zoning RMC3* · permitted uses
RMC3* · Rosemead, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rosemead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
1978
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
J R L Investment LLC
Entity
Mailing address
8507 GARVEY AVE, ROSEMEAD, CA 91770-2764
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Sep 29, 2021
$1,500,000
J R L Investment LLC
Jo Han Lee
Grant Deed
$550,000 · New Omni Bank NA
Jan 15, 2010
—
Johan Lee
Lee 1992 Trust
Quit Claim Deed
related
—
Jul 17, 2003
—
Lee,tr
Lee,bin-lun-shiu-yee
Quit Claim Deed
related
—
May 30, 2003
$540,000
Bin-lun-shiu-yee Lee
Conlee,carol L Est
Grant Deed
related
—
May 4, 1971
$10,000
Bill H Conlee
—
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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