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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Investment properties
2805 Beverly Blvd Montebello, CA 90640-2313
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9022336
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
1,813 SF
Lot
0.18 ac (7,688 SF)
Zoning code
MNC2
APN
6343-005-035
UPID
US09-9022336
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
-
Susie's Income Tax & Legal Services Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
$565k
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$635k
Owner & transaction history
Harout Dermendjian · 4 yrs held
Harout Dermendjian
since 2021
Last sale
$633,000
4 recorded transactions
Zoning & alternative use
MNC2 · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$840,000
+70.4%
Medical building
$825,000
+67.4%
Warehouse, storage
$535,000
+8.2%
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 Montebello submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montebello 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
$670,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$490,000
Current use
AUTO REPAIR, GARAGE
$840,000
Change: +70% · Conversion: Difficult
MEDICAL BUILDING
$825,000
Change: +67% · Conversion: Easy
WAREHOUSE, STORAGE
$535,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$520,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$475,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $633k (Dec 17 2021)
Last sale anchor
$633k
Dec 17 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
$350 / 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
$12,727
Tax year 2024
Assessed value
$893,703
Assessed 2024
Previous assessed
$893,703
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$822,024
Assessed improvement
$71,679
Applied tax rate
6.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Total area
1,813 SF
Lot
0.18 ac (7,688 SF)
Zoning code
MNC2
APN
6343-005-035
UPID
US09-9022336
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNC2 · Montebello, CA
Zoning MNC2 · permitted uses
MNC2 · Montebello, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montebello. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$490,000
AUTO REPAIR, GARAGE
Est. value
$840,000
MEDICAL BUILDING
Est. value
$825,000
WAREHOUSE, STORAGE
Est. value
$535,000
RETAIL STORES
Est. value
$520,000
OFFICE BUILDING
Est. value
$475,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1949
Construction
WOOD
Heating
NONE
Lot
0.18 ac
Current owner
From public records · entity-resolved
Harout Dermendjian
Individual
Free & Clear · 4 yrs held
Mailing address
1050 OLD PHILLIPS RD, GLENDALE, CA 91207-1151
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2021
—
Harout Dermendjian
Harout Dermendjian
Intrafamily Transfer
related
—
May 8, 2017
$633,000
Harout Dermendjian
Denton Sylvester & M Trust
Grant Deed
—
Jun 23, 2016
—
Denton,sylvester & M Trust
Denton Sylvester & M Trust
Quit Claim Deed
related
—
May 5, 2014
—
Denton,sylvester & M Trust
Denton S & M Trust
Quit Claim 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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