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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Manufacturing properties
3730 Park Pl Montrose, CA 91020-1623
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0411149
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
5,391 SF
Lot
0.25 ac (11,052 SF)
Zoning code
GLM1A*
APN
5613-002-018
UPID
US10-0411149
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
-
Micro/sys, Inc. Industrial Manufacturer Production Facility
-
DEFCON Athletics Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.34M
Blend (final)
Blend
$2.60M
Owner & transaction history
Defcon Investment Group LLC · 4 yrs held
Defcon Investment Group LLC
since 2022
Last sale
$2.9M
6 recorded transactions
Zoning & alternative use
GLM1A* · Montrose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+139.6%
Neighborhood: shopping center
$3.3M
+123.9%
Auto repair, garage
$2.5M
+70.2%
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 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
$2,485,000
ML approach
$2,475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,510,000
Change: +140% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,280,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,495,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$2,450,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$2,420,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$2,065,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,665,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.85M (Jun 24 2022)
Last sale anchor
$2.85M
Jun 24 2022
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
$482 / 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
$33,262
Tax year 2024
Assessed value
$2,965,140
Assessed 2024
Previous assessed
$2,965,140
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,779,084
Assessed improvement
$1,186,056
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,391 SF
Lot
0.25 ac (11,052 SF)
Zoning code
GLM1A*
APN
5613-002-018
UPID
US10-0411149
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM1A* · Montrose, CA
Zoning GLM1A* · permitted uses
GLM1A* · Montrose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montrose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Defcon Investment Group LLC
Entity
Mailing address
4502 DYER ST STE #103, LA CRESCENTA, CA 91214-2854
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2022
—
Defcon Investments Group LLC
—
Deed
related
$1,193,000 · California Statewide Certified Drvelopme
Jun 24, 2022
$2,850,000
Defcon Investment Group LLC
Donna J Frost
Grant Deed
$1,425,000 · Sunwest Bank
Jun 24, 2022
—
Donna J Frost
William Edward Frost
Affidavit Death Of Trustee/successor Trustee
related
—
Feb 19, 1997
—
Frost,william E & Donna J Co-tru
Frost,w E & D J
Quit Claim Deed
related
—
Aug 27, 1990
$389,500
William E Frost
Frost Carmita L
Grant Deed
related
—
—
—
William E Frost
—
Deed Of Trust
related
$400,000 · Individual
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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