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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Manufacturing properties
528 Fig Ave Monrovia, CA 91016-4225
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9387868
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
4,900 SF
Lot
0.22 ac (9,484 SF)
Zoning code
MOM*
APN
8515-016-024
UPID
US09-9387868
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
-
Willson Scientific Glass Medical Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$880k
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$1.21M
Owner & transaction history
Criterion Enterprises LLC · 1 yrs held
Criterion Enterprises LLC
since 2025
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
MOM* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+27.8%
Commercial (general)
$1.5M
+3.0%
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%
$955,000
6.5%
$880,000
7%
$820,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,470,000
Current use
RETAIL STORES
$1,880,000
Change: +28% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,515,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,440,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±10% · vs last sale $1.58M (Jan 18 2025)
Last sale anchor
$1.58M
Jan 18 2025
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
$247 / 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
$22,596
Tax year 2024
Assessed value
$1,665,000
Assessed 2024
Previous assessed
$1,665,000
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$1,100,000
Assessed improvement
$565,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,900 SF
Lot
0.22 ac (9,484 SF)
Zoning code
MOM*
APN
8515-016-024
UPID
US09-9387868
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MOM* · Monrovia, CA
Zoning MOM* · permitted uses
MOM* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Criterion Enterprises LLC
Entity
Free & Clear · 1 yrs held
Mailing address
118 E CALERA AVE, GLENDORA, CA 91741-1896
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 18, 2025
$1,575,000
Criterion Enterprises LLC
Diane L Willson
Grant Deed
—
Sep 22, 1992
—
Willson Robert C Co Tr
—
Deed Of Trust
related
—
Nov 14, 1990
$391,000
Robert C Willson
Quatro Stephen T
Grant Deed
—
Jul 31, 1990
$317,000
Quatro Stephen T
Rpm Inv
Trustees Deed
—
Sep 18, 1989
—
Precision Hy Dow
Dow
Quit Claim Deed
related
$130,000 · California State Bank
—
—
Ronald Rossiter
—
Deed Of Trust
related
$220,000 · California State 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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