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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
418 Las Tunas Dr 3H San Gabriel, CA 91776-5506
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9004889
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2017
Construction
WOOD
Total area
1,860 SF
Lot
1.08 ac (47,054 SF)
Zoning code
SLC1-R3*
APN
5367-014-041
UPID
US09-9004889
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
-
Colorful Tours Inc. Travel Agency
-
Pierce Engineers Engineer
-
American Vision Capital (AVC) Corporate Office Financial Advisor
-
American Vision Group (American Vision Capital) Corporate Office Financial Advisor
-
CL Builders & Development Inc. Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
$580k
Comparable Approach
Comparable
$765k
Blend (final)
Blend
$665k
Owner & transaction history
American Vision Home LLC · 4 yrs held
American Vision Home LLC
since 2022
Last sale
$850,000
3 recorded transactions
Zoning & alternative use
SLC1-R3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$860,000
+41.0%
Medical building
$845,000
+38.6%
Retail stores
$795,000
+30.4%
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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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
$590,000
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
$630,000
6.5%
$580,000
7%
$540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$610,000
Current use
AUTO REPAIR, GARAGE
$860,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$845,000
Change: +39% · Conversion: Easy
RETAIL STORES
$795,000
Change: +30% · Conversion: Easy
OFFICE BUILDING
$700,000
Change: +15% · Conversion: Easy
WAREHOUSE, STORAGE
$545,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $850k (Jun 13 2022)
Last sale anchor
$850k
Jun 13 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
$358 / 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
$12,910
Tax year 2024
Assessed value
$948,189
Assessed 2024
Previous assessed
$948,189
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$284,456
Assessed improvement
$663,733
Applied tax rate
8.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Total area
1,860 SF
Lot
1.08 ac (47,054 SF)
Zoning code
SLC1-R3*
APN
5367-014-041
UPID
US09-9004889
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC1-R3* · San Gabriel, CA
Zoning SLC1-R3* · permitted uses
SLC1-R3* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$610,000
AUTO REPAIR, GARAGE
Est. value
$860,000
MEDICAL BUILDING
Est. value
$845,000
RETAIL STORES
Est. value
$795,000
OFFICE BUILDING
Est. value
$700,000
WAREHOUSE, STORAGE
Est. value
$545,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2017
Construction
WOOD
Heating
NONE
Lot
1.08 ac
Current owner
From public records · entity-resolved
American Vision Home LLC
Entity
Mailing address
418 E LAS TUNAS DR UNIT 3H, SAN GABRIEL, CA 91776-5506
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
—
American Vision Home LLC
Ming Chin Fang
Intrafamily Transfer
related
$500,000 · Cathay Bank
Feb 9, 2018
$850,000
Ming C Fang
Las Tunas Regency LLC
Grant Deed
—
Nov 30, 2017
—
Las Tunas Regency LLC
—
Grant Deed
related
$5,500,000 · Citizens Busn Bk
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.
Try Rey
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