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Property profile & analytics
OFF-MARKET
Apartment buildings
528 21st St Montebello, CA 90640-3138
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7866976
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Total area
5,594 SF
Lot
0.2 ac (8,608 SF)
Zoning code
MNR3YY
APN
5294-010-010
UPID
US09-7866976
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Gayane A Lusikyan · 1 yrs held
Gayane A Lusikyan
since 2024
Last sale
$350,000
7 recorded transactions
Zoning & alternative use
MNR3YY · Montebello, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$10,334
Tax year 2024
Assessed value
$636,420
Assessed 2024
Previous assessed
$636,420
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$177,454
Assessed improvement
$458,966
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
1960
Heating
NONE
Units
6
Bathrooms
7
Total area
5,594 SF
Lot
0.2 ac (8,608 SF)
Zoning code
MNR3YY
APN
5294-010-010
UPID
US09-7866976
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.
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Units
6
Bathrooms
7
Lot
0.2 ac
Current owner
From public records · entity-resolved
Gayane A Lusikyan
Individual
Mailing address
2012 W LINCOLN AVE, MONTEBELLO, CA 90640-2439
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2025
—
The G Lusikyan Trust
—
Deed
related
$325,217 · Us Bank NA
Aug 16, 2024
—
Gayane A Lusikyan
Hovik Lusikyan
Affidavit Of Death Of Joint Tenant
related
—
Jul 1, 2002
—
Hovik Lusikyan
Lusikyan,h
Quit Claim Deed
related
—
Jun 20, 2001
—
Zolak7eugene Genofkian
Genofkian,z&e
Quit Claim Deed
related
—
Oct 31, 1996
$350,000
Zolak Genofkian
Garbedian Trust
Grant Deed
$280,000 · Life Savings Bank
Jan 18, 1994
—
Garbedian August T
Garbedian,
Quit Claim Deed
related
—
—
—
Hovik Lusikyan
—
Deed Of Trust
related
$360,000 · California National Bank
—
—
Hovik Lusikyan
—
Deed Of Trust
related
$225,000 · United Commercial 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.
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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