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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Car washes
4384 Holt Blvd Montclair, CA 91763-4110
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-1461474
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,728 SF
Lot
0.79 ac (34,500 SF)
APN
1009-502-13-0000
UPID
US10-1461474
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$950k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$873k
Blend (final)
Blend
$950k
Owner & transaction history
Valentina Abelyan · 1 yrs held
Valentina Abelyan
since 2024
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$750,000
+42.8%
Commercial (general)
$595,000
+13.0%
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 Montclair submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montclair 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
$950,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$750,000
Change: +43% · Conversion: Difficult
COMMERCIAL (GENERAL)
$595,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Oct 22 2024)
Last sale anchor
$950k
Oct 22 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
$550 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$10,840
Tax year 2023
Assessed value
$1,018,592
Assessed 2024
Previous assessed
$998,620
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$997,149
Assessed improvement
$21,443
Applied tax rate
11.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
4
Total area
1,728 SF
Lot
0.79 ac (34,500 SF)
APN
1009-502-13-0000
UPID
US10-1461474
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$750,000
COMMERCIAL (GENERAL)
Est. value
$595,000
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
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
4
Lot
0.79 ac
Current owner
From public records · entity-resolved
Valentina Abelyan
Individual
Mailing address
4384 HOLT BLVD, MONTCLAIR, CA 91763-4110
Mailing matches property
Yes
Owner-occupied
Yes
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
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2024
—
Valentina Abelyan
Valentina Abelyan
Deed
related
—
Sep 16, 2024
—
4384 Holt LLC
Gagik Muradyan
Grant Deed
$3,855,000 · Golden State Bank
Jun 26, 2023
—
Gagik Muradyan
—
Deed
related
$400,000 · Sharona Kohanoff
Feb 24, 2023
—
Gagik Muradyan
—
Deed
related
$600,000 · Joana Yahoudai
Dec 7, 2022
—
Gagik Muradyan
Gagik Muradyan
Intrafamily Transfer
related
$150,000 · 2 Circle Ventures LLC
Sep 13, 2019
$950,000
Gagik Muradyan
Jaa Investments LLC
Grant Deed
—
Sep 13, 2019
—
Valentina Abelyan
Muradyan,vardges
Quit Claim Deed
related
—
Jun 12, 2019
—
Jaa Investments LLC
—
Deed
related
$350,000 · Thompson W D & S D J J (lt)
Nov 7, 2017
$874,000
Jaa Investments LLC
Kim Family Trust
Grant Deed
$275,000 · Dmc
Feb 25, 2016
—
Kim,familye Trust
Kim,john I
Affidavit Of Death
related
—
Dec 29, 2015
—
Kim Family Trust
Kim,john C I & Bok S
Quit Claim Deed
related
—
Jan 3, 2005
$600,000
John Choong Il Kim
Geno Flamma
Grant Deed
$650,000 · Wilshire State Bank
Jan 23, 2004
—
Flamma,tr
Flamma,eugene & Judy L
Quit Claim Deed
related
—
Nov 15, 1996
—
Geno Etux Flamma
Flamma,eugene Etal
Quit Claim Deed
related
—
Jan 20, 1995
$186,465
Eugene Flamma
Brent Enterprises INC
Trustees Deed
—
Feb 7, 1991
$275,000
Dumas,michael &
Farrar Louis
Trustees Deed
—
—
—
Geno S Flamma
—
Deed Of Trust
related
—
—
—
Brent Enterprise
—
Deed Of Trust
related
$155,000 · Rancho Bank
—
—
John C I Kim
—
Deed Of Trust
related
$85,000 · Wilshire State Bank
—
—
Jaa Investments LLC
—
Deed Of Trust
related
$350,000 · Thompson W D & S D J J (lt)
—
—
Geno Flamma
—
Deed Of Trust
related
$160,000 · Rancho Bank
—
—
Geno Flamma
—
Deed Of Trust
related
$11,513 · Redevelopment Agency Montclair
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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