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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Office buildings
321 San Gabriel Blvd San Gabriel, CA 91776-1930
Entity Owned
~
Est. High Equity
Property ID
US09-6939505
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
WOOD
Total area
3,660 SF
Lot
0.22 ac (9,645 SF)
Zoning code
SLC2*
APN
5367-032-023
UPID
US09-6939505
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
$1.22M
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
$988k
Blend (final)
Blend
$1.22M
Owner & transaction history
315 San Gabriel LLC
315 San Gabriel LLC
since 2026
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
SLC2* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+22.9%
Medical building
$1.7M
+20.8%
Retail stores
$1.6M
+13.6%
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
$1,220,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
$1,420,000
6.5%
$1,315,000
7%
$1,220,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,380,000
Current use
AUTO REPAIR, GARAGE
$1,695,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$1,665,000
Change: +21% · Conversion: Easy
RETAIL STORES
$1,565,000
Change: +14% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,200,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10% · vs last sale $1.22M (Oct 28 2024)
Last sale anchor
$1.22M
Oct 28 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
$333 / 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
$14,112
Tax year 2024
Assessed value
$963,962
Assessed 2024
Previous assessed
$963,962
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$538,137
Assessed improvement
$425,825
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,660 SF
Lot
0.22 ac (9,645 SF)
Zoning code
SLC2*
APN
5367-032-023
UPID
US09-6939505
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
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL 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
2000
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
315 San Gabriel LLC
Entity
Mailing address
PO BOX 606, SAN GABRIEL, CA 91778-0606
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2026
—
315 San Gabriel LLC
Philip Tsui
Grant Deed
—
Oct 28, 2024
—
Osprin IV LLC
Jpmorgan Chase Bank National Associ
Deed
related
—
Jul 28, 2022
—
Philip Tsui
—
Deed
related
$875,000 · First Republic Bank
Jun 1, 2017
—
Philip Tsui
Philip Tsui
Intrafamily Transfer
related
$1,160,000 · Gbc International Bank
Sep 10, 1998
—
Tsuis Trust
—
Grant Deed
related
$864,000 · Trust Bank Fsb
Jun 9, 1989
$1,220,000
Tsui Philip&mary
Cosmic Exchange
Trustees Deed
$725,000 · Far East National Bank
Jun 9, 1989
$722,500
Cosmic Exchange
Morales Raymond
Trustees Deed
related
—
—
—
Raymond Morales
—
Deed Of Trust
related
$50,000 · Western Industrial Nat'l Bank
—
—
Tsui Family Trust
—
Deed Of Trust
related
$1,300,000 · Bank Of The West
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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