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Property profile & analytics
OFF-MARKET
Estimated value
$5,070,000
Retail space
525 Whittier Blvd Montebello, CA 90640-5233
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9540585
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1943
Construction
TILT-UP CONCRETE
Total area
6,000 SF
Lot
0.17 ac (7,450 SF)
Zoning code
MNC2*
APN
6349-005-011
UPID
US09-9540585
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
-
Irene Veneziano Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.07M
Owner & transaction history
State Of California Sgvrht · 2 yrs held
State Of California Sgvrht
since 2023
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
MNC2* · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+126.2%
Neighborhood: shopping center
$3.7M
+111.4%
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
$4,655,000
ML approach
$4,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,905,000
Change: +126% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,650,000
Change: +111% · Conversion: Moderate
Blend value · Realmo final
$5.07M
Range $4.56M – $5.58M · ±10% · vs last sale $5.50M (Nov 17 2023)
Last sale anchor
$5.50M
Nov 17 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
$845 / 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
$21,851
Tax year 2024
Assessed value
$1,536,288
Assessed 2024
Previous assessed
$1,536,288
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$958,090
Assessed improvement
$578,198
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1943
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
6,000 SF
Lot
0.17 ac (7,450 SF)
Zoning code
MNC2*
APN
6349-005-011
UPID
US09-9540585
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNC2* · Montebello, CA
Zoning MNC2* · permitted uses
MNC2* · 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
RESTAURANT
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1943
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
State Of California Sgvrht
Individual
Mailing address
29700 WOODFORD TEHACHAPI RD, KEENE, CA 93531-8007
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2023
—
Cesar Chavez Foundation
—
Deed
related
$1,000,000 · Century Housing Corporation
Nov 17, 2023
—
State Of California Sgvrht
San Gabriel Valley Regional Housing
Agreement Of Sale
$4,000,000 · San Gabriel Valley Regional Housing Trus
Nov 17, 2023
$5,500,000
Cesar Chavez Foundation
Ku And Associates INC
Grant Deed
$1,524,000 · Century Housing Corporation INC
Nov 2, 2021
—
Montebello Development Two LLC
—
Deed
related
$1,110,000 · Grand Pacifie Financing Corporation
Aug 27, 2007
$1,900,000
Montebello Dev Two LLC
Yaghoobia,bizhan
Grant Deed
—
May 11, 2005
$1,650,000
Bizhan Yaghoobia
Montebello Property Group LLC
Grant Deed
$1,155,000 · Cathay Bank
May 11, 2005
—
Kambiz Naydavood
Naydavood,sherry
Quit Claim Deed
related
—
—
—
Montebello Dev Two LLC
—
Deed Of Trust
related
$210,000 · Gbc International Bank
—
—
Montebello Dev Two LLC
—
Deed Of Trust
related
$678,000 · Gbc International 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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