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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Apartment buildings
2700 Piedmont Ave Montrose, CA 91020-1383
Entity Owned
9-yr Hold
Absentee Owner
Property ID
US09-6615595
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2016
Construction
WOOD
Total area
8,477 SF
Lot
0.24 ac (10,671 SF)
Zoning code
GLR3*
APN
5610-023-158
UPID
US09-6615595
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
-
Digital Footprint Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
5 Piedmont Condos LLC · 9 yrs held
5 Piedmont Condos LLC
since 2016
7 recorded transactions
Zoning & alternative use
GLR3* · Montrose, 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 Montrose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montrose 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,235,000
Current use
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$173 / 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
$29,588
Tax year 2024
Assessed value
$2,450,376
Assessed 2024
Previous assessed
$2,450,376
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,001,288
Assessed improvement
$1,449,088
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
5
Bathrooms
16
Total area
8,477 SF
Lot
0.24 ac (10,671 SF)
Zoning code
GLR3*
APN
5610-023-158
UPID
US09-6615595
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR3* · Montrose, CAZoning GLR3* · permitted uses
GLR3* · Montrose, 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) Current
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
2016
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
16
Lot
0.24 ac
Current owner
From public records · entity-resolved
5 Piedmont Condos LLC
Entity
Mailing address
12122 SANTA MONICA BLVD, LOS ANGELES, CA 90025-2516
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2022
—
Piedmont Condos LLC
—
Deed
related
$2,150,000 · Luther Burbank Savings
Sep 13, 2019
—
Picdmont Condos LLC
—
Deed
related
$2,160,000 · Luther Burbank Savings
Oct 31, 2016
—
5 Piedmont Condos LLC
Hovsep Kiramittchian
Quit Claim Deed
related
—
Jul 21, 2005
$870,000
Hovsep Kiramittchian
Mi Sook Yoo
Grant Deed
$650,000 · Dba Mvm Funding Group
Oct 24, 2001
$490,000
Mi S Yoo
Park,jong H & Kwang M
Grant Deed
$392,000 · Colorado National Funding INC
Jan 28, 1999
$275,000
Jong H Park
Federal National Mortgage Assn
Grant Deed
$218,000 · Gn Mortgage Corp
May 28, 1998
$215,000
Federal National Mortgage Assn
Palo,edgar S & Fe P
Trustees Deed
related
—
Jul 19, 1989
$350,000
Edgar S Palo
Unknown
Grant Deed
—
Apr 28, 1988
$143,000
Karimi Jan
Baghd
Trustees Deed
$257,400 · Homefed Bank
Apr 28, 1988
—
Ha Baghdassarian
Baghd
Quit Claim Deed
related
—
—
—
Kiramittchian,hovsep
—
Loan Modification
related
$708,228 · America's Svcng
—
—
Edgar S Palo
—
Deed Of Trust
related
$29,500 · Us Small Business Admn
—
—
Hovsep Kiramittchian
—
Deed Of Trust
related
$1,200,000 · Harry K Ayvazian
—
—
Edgar S Palo
—
Deed Of Trust
related
$6,907 · Transamerica Financial Svc
—
—
Jong H Park
—
Deed Of Trust
related
$100,000 · Bank Of America
—
—
Edgar S Palo
—
Deed Of Trust
related
$13,700 · Us Small Business Admn
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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