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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Retail space
412 Myrtle Ave Monrovia, CA 91016-2812
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9162494
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
2,088 SF
Lot
0.05 ac (2,338 SF)
Zoning code
MOCD*
APN
8516-017-005
UPID
US09-9162494
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
-
Para Grocery & Convenience Store Specialty Food Shop
-
Grill Cinema Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Sandford Myrtle Properties LLC · 3 yrs held
Sandford Myrtle Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
MOCD* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Monrovia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monrovia 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$800,000
Current use
COMMERCIAL (GENERAL)
$645,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±10%
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
$242 / 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
$6,947
Tax year 2024
Assessed value
$493,334
Assessed 2024
Previous assessed
$493,334
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$271,070
Assessed improvement
$222,264
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,088 SF
Lot
0.05 ac (2,338 SF)
Zoning code
MOCD*
APN
8516-017-005
UPID
US09-9162494
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MOCD* · Monrovia, CA
Zoning MOCD* · permitted uses
MOCD* · Monrovia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monrovia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$645,000
RETAIL STORES Current
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Sandford Myrtle Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2850 CASTRO WAY, SACRAMENTO, CA 95818-2712
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2023
—
Sandford Myrtle Properties LLC
David James Smith
Intrafamily Transfer
related
—
Jul 18, 2022
—
Claudia Sonder
Kevin Sandford
Intrafamily Transfer
related
—
Mar 2, 2021
—
Randy Sandford
Betty Sandford
Affidavit Death Of Trustee/successor Trustee
related
—
Feb 19, 2021
—
Randy Sandford
Jules Sandford
Affidavit Death Of Trustee/successor Trustee
related
—
Jun 6, 2016
—
Kevin Sandford
Sandford,kevin
Quit Claim Deed
related
—
May 1, 2009
—
Sandford Family Trust
Sandford Family Trust
Quit Claim Deed
related
—
Jan 5, 2009
—
Sandford Leslie Trust
Sandford,leslie
Quit Claim Deed
related
—
Dec 31, 2008
—
Sandford-smith Family Trust
Sandford,randy
Quit Claim Deed
related
—
Feb 14, 2008
—
Randy Sandford
Zelka Charlotte Trust
Grant Deed
related
—
Oct 3, 2007
—
Sandford Family Trust
Sandford,betty
Quit Claim Deed
related
—
May 2, 2001
—
Zelka,charlotte Tr
Zelka,c
Quit Claim Deed
related
—
May 1, 2001
—
Betty Sandford
—
Deed Of Trust
related
$6,000,000 · East West Bank
Jul 9, 1999
—
Monrovia Cy
Sandford,b
Quit Claim Deed
related
—
May 19, 1995
—
Betty Sandford
—
Deed Of Trust
related
$1,500,000 · California State 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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