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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Retail properties & Spaces
405 Washington Blvd Montebello, CA 90640-6216
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0327734
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1962
Construction
WOOD
Total area
2,400 SF
Lot
0.13 ac (5,832 SF)
Zoning code
MNC2*
APN
6352-024-042
UPID
US10-0327734
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
-
Sparkle Cleaners Leather Cleaning Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$888k
Blend (final)
Blend
$940k
Owner & transaction history
Jms Legacy Properties LLC · 3 yrs held
Jms Legacy Properties LLC
since 2023
Last sale
$975,000
3 recorded transactions
Zoning & alternative use
MNC2* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+87.7%
Auto repair, garage
$1.1M
+42.7%
Medical building
$1.1M
+40.2%
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
$825,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$780,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,460,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,110,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$1,090,000
Change: +40% · Conversion: Difficult
WAREHOUSE, STORAGE
$705,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$690,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$650,000
Change: -16% · Conversion: Difficult
OFFICE BUILDING
$630,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±10% · vs last sale $975k (May 17 2023)
Last sale anchor
$975k
May 17 2023
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
$392 / 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
$8,930
Tax year 2024
Assessed value
$581,400
Assessed 2024
Previous assessed
$581,400
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$418,200
Assessed improvement
$163,200
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,400 SF
Lot
0.13 ac (5,832 SF)
Zoning code
MNC2*
APN
6352-024-042
UPID
US10-0327734
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
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$780,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$705,000
RETAIL STORES
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$650,000
OFFICE BUILDING
Est. value
$630,000
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1962
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Jms Legacy Properties LLC
Entity
Mailing address
1420 ESPANOL AVE, MONTEBELLO, CA 90640-6327
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2023
$975,000
Jms Legacy Properties LLC
Dave Roh Daeyoung
Grant Deed
$828,700 · Harvest Small Business Finance LLC
Jan 3, 2011
—
Cha B Roh
Roh,cha B
Quit Claim Deed
related
—
Mar 14, 2008
—
Cha B Roh
Roh,su H
Affidavit Of Death
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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