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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Retail space
266 Fairview Ave San Gabriel, CA 91776-2943
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6882895
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
3,770 SF
Lot
0.1 ac (4,511 SF)
Zoning code
SLC1*
APN
5361-033-010
UPID
US09-6882895
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
-
Amax Academy High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$935k
Owner & transaction history
Peng Zheng · 2 yrs held
Peng Zheng
since 2024
Last sale
$935,000
7 recorded transactions
Zoning & alternative use
SLC1* · San Gabriel, 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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$935,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
$1,390,000
6.5%
$1,285,000
7%
$1,190,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,420,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $935k (Apr 17 2024)
Last sale anchor
$935k
Apr 17 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
$248 / 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
$15,065
Tax year 2024
Assessed value
$1,085,142
Assessed 2024
Previous assessed
$1,085,142
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$620,910
Assessed improvement
$464,232
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,770 SF
Lot
0.1 ac (4,511 SF)
Zoning code
SLC1*
APN
5361-033-010
UPID
US09-6882895
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC1* · San Gabriel, CA
Zoning SLC1* · permitted uses
SLC1* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.4M
OFFICE 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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Peng Zheng
Individual
Mailing address
8853 E FAIRVIEW AVE, SAN GABRIEL, CA 91775-1209
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2024
—
Peng Zheng
Wenjian Zheng
Intrafamily Transfer
related
—
Sep 12, 2019
—
Peng Zheng
Zheng,peng
Quit Claim Deed
related
—
Nov 20, 2018
—
Peng Zheng
Mike Get Huang
Intrafamily Transfer
related
$400,000 · Us Bank Trust Co NA
Jan 12, 2016
$935,000
Peng Zheng
Leung K Family Trust
Grant Deed
—
Jan 12, 2016
—
Kin Y Leung
Su,bernie H
Quit Claim Deed
related
—
Nov 18, 2015
—
Leung,kinying Family Trust
Leung,kin Y
Quit Claim Deed
related
—
Jun 10, 2014
—
Kin Y Leung
Leung W L Family Trust
Quit Claim Deed
related
—
Nov 9, 2012
—
Leung Woonyin L Family Trust
Leung,woon Y L
Quit Claim Deed
related
—
Aug 21, 2012
—
Woon Y L Leung
Leung,king Y
Quit Claim Deed
related
—
Aug 30, 2005
$778,000
Woon Y L Leung
Jpw Investment LLC
Grant Deed
$400,000 · Eastern International Bank
May 10, 2005
$640,000
Jpw Investment LLC
Yang,annie
Grant Deed
$480,000 · California Bank & Trust
—
—
Anne Yang
—
Deed Of Trust
related
$120,000 · Individual
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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