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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Retail space
415 Myrtle Ave Monrovia, CA 91016-3864
Trust Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8456248
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1919
Construction
TILT-UP CONCRETE
Total area
2,600 SF
Lot
0.07 ac (3,225 SF)
Zoning code
MOCD*
APN
8516-016-004
UPID
US09-8456248
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
-
The Black Cat Bookstore & Café (Bike/Boat/Book/etc) Store
-
Moo Moo Mia Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$885k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
Vigue J D Living 2009 Trust · 15 yrs held
Vigue J D Living 2009 Trust
since 2010
7 recorded transactions
Zoning & alternative use
MOCD* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+20.7%
Medical building
$1.2M
+18.6%
Office building
$1.2M
+17.0%
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%
$960,000
6.5%
$885,000
7%
$820,000
Alternative Use
Use
Estimation
RETAIL STORES
$995,000
Current use
AUTO REPAIR, GARAGE
$1,205,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,180,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,165,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$805,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$285 / 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
$11,453
Tax year 2024
Assessed value
$834,900
Assessed 2024
Previous assessed
$834,900
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$417,450
Assessed improvement
$417,450
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
1919
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,600 SF
Lot
0.07 ac (3,225 SF)
Zoning code
MOCD*
APN
8516-016-004
UPID
US09-8456248
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
$995,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$805,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1919
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Vigue J D Living 2009 Trust
Trust
Mailing address
19600 SHADOW SPGS WAY, PORTER RANCH, CA 91326-3867
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2016
—
James D Vigue
—
Deed
related
$600,000 · Citizens Business Bank
Dec 20, 2010
—
Vigue J D Living 2009 Trust
Vigue,james D
Quit Claim Deed
related
$328,000 · Chua Carol Living 2009 Trust
Apr 7, 2010
—
James D Vigue
Chua-vigue,carol
Quit Claim Deed
related
—
May 23, 2003
$588,000
Vigue,tr
Abramo,tr
Grant Deed
$382,000 · Far East National Bank
Sep 12, 2001
$495,000
Abramo Trust
Ellsworth,ralph E & Pamela C
Grant Deed
—
Sep 18, 1998
$380,000
Ralph E Ellsworth
Abujudeh,shehadeh K & Suhaina S
Grant Deed
$345,000 · Seller
Jun 15, 1993
$175,000
Shehadeh K Abujudeh
Norman Shulman E
Grant Deed
$125,000 · Norman Shulman Est
—
—
Vigue J D 2009 Living Trust
—
Deed Of Trust
related
$400,000 · Carol Chua
—
—
Ralph E Ellsworth
—
Deed Of Trust
related
$38,000 · Individual
—
—
Ralph E Ellsworth
—
Deed Of Trust
related
$300,000 · Foothill Independent Bank
—
—
Vigue Family Trust
—
Deed Of Trust
related
$370,000 · Far East National 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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