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Property profile & analytics
OFF-MARKET
Estimated value
$2,940,000
Apartment buildings
523 Foothill Blvd Monrovia, CA 91016-2050
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-7353743
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1949
Construction
WOOD
Total area
15,235 SF
Lot
0.53 ac (23,186 SF)
Zoning code
MORH*
APN
8504-012-006
UPID
US09-7353743
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
by Request
CAP Approach
CAP
$3.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.94M
Owner & transaction history
Goodwin Suwanee Retail LLC · 7 yrs held
Goodwin Suwanee Retail LLC
since 2018
6 recorded transactions
Zoning & alternative use
MORH* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.7M
+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 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%
$4,085,000
6.5%
$3,770,000
7%
$3,500,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,430,000
Current use
COMMERCIAL (GENERAL)
$4,705,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$2.94M
Range $2.65M – $3.23M · ±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
$193 / 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
$82,286
Tax year 2024
Assessed value
$5,908,486
Assessed 2024
Previous assessed
$5,908,486
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$3,280,937
Assessed improvement
$2,627,549
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
1949
Construction
WOOD
Heating
NONE
Cooling
YES
Units
18
Bathrooms
18
Total area
15,235 SF
Lot
0.53 ac (23,186 SF)
Zoning code
MORH*
APN
8504-012-006
UPID
US09-7353743
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MORH* · Monrovia, CA
Zoning MORH* · permitted uses
MORH* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1949
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
18
Bathrooms
18
Lot
0.53 ac
Current owner
From public records · entity-resolved
Goodwin Suwanee Retail LLC
Entity
Mailing address
PO BOX 1538, SIERRA MADRE, CA 91025-4538
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2018
—
Goodwin Suwanee Retail LLC
Goodwin Family Trust
Quit Claim Deed
related
—
Sep 27, 2018
—
Esperanza Goodwin
Esperanza Goodwin
Intrafamily Transfer
related
$215,000 · Homestreet Bank
Mar 2, 2018
—
Goodwin Family Trust
Goodwin Family Trust
Quit Claim Deed
related
—
Jul 1, 2011
$2,950,000
Goodwin Family Trust
Johnston,frank K JR & Pastora T
Grant Deed
$1,861,000 · First Foundation Bank
Feb 1, 2007
$2,850,000
Frank K Johnston JR
Yvonne L Richards
Grant Deed
$1,765,000 · Washington Mutual Bank
May 30, 2001
—
Walther,joseph A & Betty J Tr
Walther,j A & B J Tr
Quit Claim Deed
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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