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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Commercial real estate
312 San Gabriel Blvd San Gabriel, CA 91776-1931
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7710982
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1919
Construction
WOOD
Total area
1,280 SF
Lot
0.05 ac (2,282 SF)
Zoning code
SLC2*
APN
5373-024-005
UPID
US09-7710982
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
-
At Home Makeovers LLC (Bike/Boat/Book/etc) Store Home Decor Store
-
HAPPY HOME REALTY INC. Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$527k
Blend (final)
Blend
$535k
Owner & transaction history
Tiffany K Le · 4 yrs held
Tiffany K Le
since 2021
Last sale
$555,005
7 recorded transactions
Zoning & alternative use
SLC2* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$780,000
+85.5%
Auto repair, garage
$590,000
+41.0%
Medical building
$580,000
+38.6%
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
$375,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
$430,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$420,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$780,000
Change: +86% · Conversion: Difficult
AUTO REPAIR, GARAGE
$590,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$580,000
Change: +39% · Conversion: Easy
RETAIL STORES
$550,000
Change: +30% · Conversion: Easy
OFFICE BUILDING
$480,000
Change: +15% · Conversion: Easy
WAREHOUSE, STORAGE
$375,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $555k (Dec 17 2021)
Last sale anchor
$555k
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
$418 / 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
$8,161
Tax year 2024
Assessed value
$577,421
Assessed 2024
Previous assessed
$577,421
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$402,634
Assessed improvement
$174,787
Applied tax rate
11.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1919
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
1,280 SF
Lot
0.05 ac (2,282 SF)
Zoning code
SLC2*
APN
5373-024-005
UPID
US09-7710982
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC2* · San Gabriel, CA
Zoning SLC2* · permitted uses
SLC2* · 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
COMMERCIAL (GENERAL) Current
Est. value
$420,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$780,000
AUTO REPAIR, GARAGE
Est. value
$590,000
MEDICAL BUILDING
Est. value
$580,000
RETAIL STORES
Est. value
$550,000
OFFICE BUILDING
Est. value
$480,000
WAREHOUSE, STORAGE
Est. value
$375,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1919
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Tiffany K Le
Individual
Mailing address
312 S SAN GABRIEL BLVD, SAN GABRIEL, CA 91776-1931
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2021
$555,000
Tiffany K Le
S Patrick Lai
Grant Deed
$400,000 · Velocity Commercial Captial LLC
Dec 17, 2021
—
Tiffany K Le
Tu Trieu Victorialinh
Intrafamily Transfer
related
—
Apr 19, 2005
$320,000
S P Lai
Lai,may K
Grant Deed
related
$60,000 · May K Lai
Mar 10, 2005
$300,000
May K Lai
Valdivia,miguel O
Grant Deed
—
Mar 10, 2005
—
Miguel O Valdivia
Valdivia,petra B
Affidavit Of Death
related
—
—
—
May K Lai
—
Deed Of Trust
related
$200,000 · S P Lai
Jul 4, 1957
—
Miguel O Valdivia
—
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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