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Property profile & analytics
OFF-MARKET
Estimated value
$4,790,000
Retail space
5461 Holt Blvd Montclair, CA 91763-4500
Entity Owned
~
Est. High Equity
Property ID
US10-0974517
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
WOOD
Total area
21,573 SF
Lot
1.96 ac (85,377 SF)
APN
1011-061-17-0000
UPID
US10-0974517
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
-
Nancy's Truck Registration & Permits Registration Office
-
Vigil Insurance, Immigration and Tax service Visa Consulting Service Insurance Broker
-
D'Freddy Hair Salon Hair Salon Nail Salon
-
Bad Apple Montclair Bar & Pub
-
The Room Studio Recording Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.93M
CAP Approach
CAP
$4.76M
Comparable Approach
Comparable
$5.77M
Blend (final)
Blend
$4.79M
Owner & transaction history
Hiway Development LLC
Hiway Development LLC
since 2026
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.4M
+54.8%
Auto repair, garage
$6.6M
+37.0%
Medical building
$6.2M
+30.2%
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 Montclair submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montclair 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
$4,775,000
ML approach
$4,930,000
CAP Approach
CAP Return
Estimation
6%
$5,155,000
6.5%
$4,755,000
7%
$4,415,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,795,000
Current use
COMMERCIAL (GENERAL)
$7,420,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,570,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$6,240,000
Change: +30% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,885,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$4.79M
Range $4.31M – $5.27M · ±10% · vs last sale $4.25M (Oct 6 2021)
Last sale anchor
$4.25M
Oct 6 2021
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
$222 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$46,981
Tax year 2023
Assessed value
$4,421,700
Assessed 2024
Previous assessed
$4,335,000
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,779,084
Assessed improvement
$2,642,616
Applied tax rate
11.0000
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
1988
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
16
Rooms
6
Bathrooms
2
Total area
21,573 SF
Lot
1.96 ac (85,377 SF)
APN
1011-061-17-0000
UPID
US10-0974517
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.2M
INDUSTRIAL (GENERAL)
Est. value
$5.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (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
1988
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
16
Rooms
6
Bathrooms
2
Lot
1.96 ac
Current owner
From public records · entity-resolved
Hiway Development LLC
Entity
Mailing address
1024 HUNTINGDON DR, SAN JOSE, CA 95129-3119
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2026
$4,600,000
Hiway Development LLC
Climax Development LLC
Grant Deed
$2,700,000 · East West Bank
Oct 6, 2021
$4,250,000
Climax Development LLC
Susan Ocsil Lee
Grant Deed
—
Jun 14, 2017
—
Lee 1992 Living Trust
—
Deed
related
$450,000 · Hanmi Bk
Nov 20, 2006
—
Lee 1992 Living Trust
Lee Living Trust
Quit Claim Deed
related
—
Jul 3, 2003
$2,550,000
Lee,tr
Tyl Holt INC
Grant Deed
$1,050,000 · Hanmi Bank
Jun 7, 2002
—
Tyl Holt INC
Leo Trust
Grant Deed
related
—
Mar 30, 1994
$427,500
William Tseng
Burns,james E
Grant Deed
related
$1,477,300 · Seller
May 12, 1992
$1,500,000
James E Burns
Chino Valley Ban
Grant Deed
$1,350,000 · Seller
Apr 27, 1992
—
Valley Ban Chino
—
Deed Of Trust
related
—
—
—
Tyl Holt INC
—
Deed Of Trust
related
$1,430,000 · Individual
—
—
Lee 1992 Living Trust
—
Loan Modification
related
$450,000 · Hanmi Bk
—
—
Lee 1992 Bypass Living Trust
—
Deed Of Trust
related
$793,000 · Hanmi 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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