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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Manufacturing properties
323 Date Ave Alhambra, CA 91803-1405
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8816669
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1967
Construction
TILT-UP CONCRETE
Total area
5,150 SF
Lot
0.23 ac (10,020 SF)
Zoning code
ALMPD*
APN
5342-005-021
UPID
US09-8816669
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
$2.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.66M
Owner & transaction history
Wing Tat LLC · 5 yrs held
Wing Tat LLC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
ALMPD* · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+88.0%
Medical building
$2.3M
+84.8%
Retail stores
$2.2M
+70.1%
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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
$1,630,000
ML approach
$2,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,265,000
Current use
AUTO REPAIR, GARAGE
$2,380,000
Change: +88% · Conversion: Easy
MEDICAL BUILDING
$2,340,000
Change: +85% · Conversion: Difficult
RETAIL STORES
$2,155,000
Change: +70% · Conversion: Moderate
OFFICE BUILDING
$1,715,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,590,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±10% · vs last sale $1.68M (Apr 7 2021)
Last sale anchor
$1.68M
Apr 7 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
$321 / 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
$22,175
Tax year 2024
Assessed value
$1,782,827
Assessed 2024
Previous assessed
$1,782,827
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,102,594
Assessed improvement
$680,233
Applied tax rate
1.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
5,150 SF
Lot
0.23 ac (10,020 SF)
Zoning code
ALMPD*
APN
5342-005-021
UPID
US09-8816669
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALMPD* · Alhambra, CAZoning ALMPD* · permitted uses
ALMPD* · Alhambra, 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.6M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Wing Tat LLC
Entity
Mailing address
285 STARBIRD DR, MONTEREY PARK, CA 91755-5638
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2024
—
Wing Tat LLC
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Apr 7, 2021
$1,680,000
Wing Tat LLC
Apt 9 LLC
Grant Deed
$1,344,000 · East West Bank
Oct 26, 2020
$1,050,000
Apt 9 LLC
Tewes Raymond Living Trust
Grant Deed
—
Mar 11, 2020
—
Tewes,raymond Living Trust
Raymond J Tewes
Quit Claim Deed
related
—
May 24, 1999
—
John W Gough
—
Deed Of Trust
related
—
Oct 30, 1997
—
John W Gough
Gough,j W
Quit Claim Deed
related
—
Jan 12, 1990
—
John W Gough
Gough,john W And
Quit Claim Deed
related
—
—
—
John W Gough
—
Deed Of Trust
related
$176,000 · Southern Pacific Bank
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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