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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Investment properties
526 Vly Blvd San Gabriel, CA 91776-3545
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8156373
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2002
Construction
WOOD
Total area
3,500 SF
Lot
0.17 ac (7,382 SF)
Zoning code
SLC3*
APN
5370-003-003
UPID
US09-8156373
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
-
Taihe Wang Law Offices Law Firm
-
Green Wheat Field Bakery Bakery Specialty Food Shop
-
S&M Attic Insulation Services Roofing Company General Contractor
-
Dana's Garage Door Repairs & Installs San Gabriel Auto Parts Store
-
Optimec Wholesale Inc Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
$727k
Blend (final)
Blend
$905k
Owner & transaction history
Hwang Brothers Partnership · 23 yrs held
Hwang Brothers Partnership
since 2003
6 recorded transactions
Zoning & alternative use
SLC3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+30.4%
Office building
$1.3M
+14.8%
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 San Gabriel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Gabriel 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%
$1,180,000
6.5%
$1,090,000
7%
$1,015,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,150,000
Current use
RETAIL STORES
$1,495,000
Change: +30% · Conversion: Easy
OFFICE BUILDING
$1,320,000
Change: +15% · Conversion: Easy
WAREHOUSE, STORAGE
$1,030,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±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
$259 / 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
$21,504
Tax year 2024
Assessed value
$1,481,688
Assessed 2024
Previous assessed
$1,481,688
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,050,037
Assessed improvement
$431,651
Applied tax rate
3.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,500 SF
Lot
0.17 ac (7,382 SF)
Zoning code
SLC3*
APN
5370-003-003
UPID
US09-8156373
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC3* · San Gabriel, CA
Zoning SLC3* · permitted uses
SLC3* · San Gabriel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Gabriel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2002
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Hwang Brothers Partnership
Entity
Mailing address
21235 STOCKTON PASS RD, WALNUT, CA 91789-5110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
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
Mar 11, 2003
—
Hwang Brothers Partnership
Hwang,richard R
Quit Claim Deed
related
$840,000 · Cathay Bank
Jun 6, 2002
—
Rueyshiuan Hwang
—
Trustees Deed
related
$840,000 · Cathay Bank
Aug 30, 2001
$725,000
Richard R Hwang
Leung,terence W & Sheng-shin
Grant Deed
$400,000 · Terence W & Sheng-shin
Aug 30, 2001
—
Roger R Hwang
Hwang,b S
Quit Claim Deed
related
—
—
—
Hwang Brothers Ptshp
—
Deed Of Trust
related
$625,000 · First Choice Bank
—
—
Hwang Brothers Ptshp
—
Deed Of Trust
related
$800,000 · Cathay 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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