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Property profile & analytics
OFF-MARKET
Estimated value
$4,420,000
Apartment buildings
524 Poplar Ave Montebello, CA 90640-3655
Entity Owned
Free & Clear
Property ID
US09-7357325
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
24,506 SF
Lot
0.82 ac (35,786 SF)
Zoning code
MNR3YY
APN
5278-027-026
UPID
US09-7357325
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
-
Infinity Electric Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.07M
Comparable Approach
Comparable
$3.35M
Blend (final)
Blend
$4.42M
Owner & transaction history
Group Xiii Properties LP
Group Xiii Properties LP
since 2026
Last sale
$5.9M
5 recorded transactions
Zoning & alternative use
MNR3YY · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$7.2M
+22.5%
Retail stores
$7.1M
+20.0%
Commercial (general)
$6.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,570,000
6.5%
$6,065,000
7%
$5,635,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,880,000
Current use
WAREHOUSE, STORAGE
$7,200,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$7,055,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,655,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10% · vs last sale $5.90M (Feb 24 2026)
Last sale anchor
$5.90M
Feb 24 2026
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
$180 / 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
$29,684
Tax year 2024
Assessed value
$1,696,708
Assessed 2024
Previous assessed
$1,696,708
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$236,251
Assessed improvement
$1,460,457
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
1963
Heating
NONE
Cooling
YES
Units
30
Total area
24,506 SF
Lot
0.82 ac (35,786 SF)
Zoning code
MNR3YY
APN
5278-027-026
UPID
US09-7357325
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNR3YY · Montebello, CA
Zoning MNR3YY · permitted uses
MNR3YY · 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
$5.9M
WAREHOUSE, STORAGE
Est. value
$7.2M
RETAIL STORES
Est. value
$7.1M
COMMERCIAL (GENERAL)
Est. value
$6.7M
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
1963
Heating
NONE
Cooling
Yes
Units
30
Lot
0.82 ac
Current owner
From public records · entity-resolved
Group Xiii Properties LP
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 365, WALNUT, CA 91788-0365
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
Group Xiii Properties LP
—
Deed
related
$5,900,000 · Western Alliance Bank
Feb 24, 2026
$5,900,000
Group Xiii Properties LP
The Jew Trust
Grant Deed
—
Oct 30, 2025
—
Jew Trust
Donald Jew
Deed
related
—
Sep 20, 2004
—
Jew Trust
Jew Trust
Quit Claim Deed
related
—
—
—
Jew Trust
—
Deed Of Trust
related
$600,000 · World Savings & Loan
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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