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Property profile & analytics
OFF-MARKET
Estimated value
$4,800,000
Apartment buildings
500 Montebello Blvd Montebello, CA 90640-5759
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7867053
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
20,314 SF
Lot
0.76 ac (32,960 SF)
Zoning code
MNR3*
APN
6349-022-044
UPID
US09-7867053
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
-
Montebello HVAC Repair HVAC Service General Contractor
-
Dana k Inc Typing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.57M
CAP Approach
CAP
$5.03M
Comparable Approach
Comparable
$6.62M
Blend (final)
Blend
$4.80M
Owner & transaction history
Sswa LLC · 2 yrs held
Sswa LLC
since 2023
Last sale
$4.8M
7 recorded transactions
Zoning & alternative use
MNR3* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.0M
+22.5%
Retail stores
$5.9M
+20.0%
Commercial (general)
$5.5M
+13.2%
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 Montebello submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montebello 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
$4,070,000
ML approach
$4,565,000
CAP Approach
CAP Return
Estimation
6%
$5,450,000
6.5%
$5,030,000
7%
$4,670,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,875,000
Current use
WAREHOUSE, STORAGE
$5,970,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$5,850,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,515,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$4.80M
Range $4.32M – $5.28M · ±10% · vs last sale $4.81M (Dec 20 2023)
Last sale anchor
$4.81M
Dec 20 2023
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
$236 / 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
$70,390
Tax year 2024
Assessed value
$4,805,000
Assessed 2024
Previous assessed
$4,805,000
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$3,000,000
Assessed improvement
$1,805,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Buildings
3
Units
22
Bathrooms
22
Total area
20,314 SF
Lot
0.76 ac (32,960 SF)
Zoning code
MNR3*
APN
6349-022-044
UPID
US09-7867053
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNR3* · Montebello, CA
Zoning MNR3* · permitted uses
MNR3* · Montebello, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montebello. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.9M
WAREHOUSE, STORAGE
Est. value
$6.0M
RETAIL STORES
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$5.5M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1962
Construction
WOOD
Heating
NONE
Buildings
3
Units
22
Bathrooms
22
Lot
0.76 ac
Current owner
From public records · entity-resolved
Sswa LLC
Entity
Mailing address
3270 FIRESTONE BLVD UNIT #740, SOUTH GATE, CA 90280-4092
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
—
Sswa LLC
—
Deed
related
$4,400,000 · Jpmorgan Chase Bank NA
Dec 20, 2023
$4,805,000
Sswa LLC
Robert M Kochi
Grant Deed
$3,123,250 · Sdc Capital
Dec 20, 2023
—
Nobuko Kochi
Nobuko Kochi
Intrafamily Transfer
related
$480,500 · Azryel Katz
Dec 17, 2012
—
Robert M Kochi
Kochi,nobuko
Quit Claim Deed
related
—
Aug 30, 1994
—
Colony Fbp Partners
Fid,fed Bk
Grant Deed
related
—
Dec 20, 1993
$630,000
Fidelity Federal Bank
Montano,robert
Trustees Deed
related
—
Nov 28, 1990
$1,600,000
Montano Robert
Downstream Excha
Trustees Deed
$1,161,500 · Fidelity Federal Bank
—
—
Robert Montano
—
Deed Of Trust
related
$40,000 · Individual
—
—
Robert Montano
—
Deed Of Trust
related
—
—
—
Robert Montano
—
Deed Of Trust
related
$20,000 · Individual
—
—
Robert Montano
—
Deed Of Trust
related
$10,000 · Individual
—
—
Robert Montano
—
Deed Of Trust
related
$30,500 · Individual
—
—
Robert Montano
—
Deed Of Trust
related
—
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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