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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Retail space
420 Vly Blvd San Gabriel, CA 91776
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7588105
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
4,375 SF
Lot
0.15 ac (6,519 SF)
Zoning code
SLC3*
APN
5370-007-002
UPID
US09-7588105
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
-
Wisdom Light Bookstore (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.25M
Owner & transaction history
Bacchus Investment LLC · 2 yrs held
Bacchus Investment LLC
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
SLC3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+42.3%
Auto repair, garage
$2.0M
+8.1%
Medical building
$2.0M
+6.3%
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
$2,250,000
ML approach
$2,250,000
CAP Approach
CAP Return
Estimation
6%
$1,615,000
6.5%
$1,490,000
7%
$1,385,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,870,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,665,000
Change: +42% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,025,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$1,990,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$1,645,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±10% · vs last sale $2.25M (Mar 19 2024)
Last sale anchor
$2.25M
Mar 19 2024
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
$514 / 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
$13,328
Tax year 2024
Assessed value
$906,795
Assessed 2024
Previous assessed
$906,795
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$605,562
Assessed improvement
$301,233
Applied tax rate
3.0000
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,375 SF
Lot
0.15 ac (6,519 SF)
Zoning code
SLC3*
APN
5370-007-002
UPID
US09-7588105
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC3* · San Gabriel, CA
Zoning SLC3* · permitted uses
SLC3* · 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
RETAIL STORES Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Bacchus Investment LLC
Entity
Mailing address
13300 XRDS PKWY N STE #170, LA PUENTE, CA 91746-3402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2024
$2,250,000
Bacchus Investment LLC
Linda Chuang
Grant Deed
—
Jan 7, 2021
—
Linda Chuang
—
Deed
related
$760,000 · Gbc International Bank
Mar 12, 2020
—
Linda Chuang
Henry Cluang
Affidavit Of Death
related
—
Apr 25, 2013
$80,500
Henry Chuang
Sekai Industries Corp
Grant Deed
related
—
Jan 14, 2013
$950,000
Henry Chuang
Sekai Industries Corp
Grant Deed
—
May 5, 1999
$590,000
Sekai Industries Corp
Multi Video Corp
Grant Deed
$531,000 · Crown American Bank
Jan 5, 1990
$580,000
Multi Video Corp
Unknown
Grant Deed
—
Jul 13, 1988
$277,000
Vincent Markese
Anslinger Esther
Grant Deed
$227,000 · Anslinger Esther
—
—
Sekai Industries Corp
—
Deed Of Trust
related
$784,000 · Excel National Bank
—
—
Sekai Industries Corp
—
Deed Of Trust
related
$465,000 · Imperial Bank
—
—
Henry Chuang
—
Deed Of Trust
related
—
—
—
Sekai Industries Corp
—
Deed Of Trust
related
$970,000 · United Commercial Bank
—
—
Multi Video Corp
—
Deed Of Trust
related
$350,000 · Cathay 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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