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Property profile & analytics
OFF-MARKET
Estimated value
$2,745,000
Apartment buildings
5640 Gladys Ave San Gabriel, CA 91776-1636
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8053519
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
5,778 SF
Lot
0.23 ac (10,014 SF)
Zoning code
LCR3*
APN
5374-028-022
UPID
US09-8053519
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
$2.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$2.75M
Owner & transaction history
Frank Luong · 2 yrs held
Frank Luong
since 2024
Last sale
$2.7M
6 recorded transactions
Zoning & alternative use
LCR3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+143.9%
Neighborhood: shopping center
$3.5M
+128.0%
Auto repair, garage
$2.7M
+73.3%
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
$2,745,000
ML approach
$2,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,765,000
Change: +144% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,515,000
Change: +128% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,675,000
Change: +73% · Conversion: Difficult
MEDICAL BUILDING
$2,625,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$2,470,000
Change: +60% · Conversion: Difficult
OFFICE BUILDING
$2,175,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,895,000
Change: +23% · Conversion: Moderate
Blend value · Realmo final
$2.75M
Range $2.47M – $3.02M · ±10% · vs last sale $2.74M (Mar 8 2024)
Last sale anchor
$2.74M
Mar 8 2024
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
$475 / 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
$19,843
Tax year 2024
Assessed value
$1,424,659
Assessed 2024
Previous assessed
$1,424,659
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$730,211
Assessed improvement
$694,448
Applied tax rate
8.0000
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
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
10
Bathrooms
10
Total area
5,778 SF
Lot
0.23 ac (10,014 SF)
Zoning code
LCR3*
APN
5374-028-022
UPID
US09-8053519
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3* · San Gabriel, CA
Zoning LCR3* · permitted uses
LCR3* · 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
RESTAURANT
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
10
Bathrooms
10
Lot
0.23 ac
Current owner
From public records · entity-resolved
Frank Luong
Individual
Free & Clear · 2 yrs held
Mailing address
975 S SANTA ANITA AVE, SAN MARINO, CA 91108-1542
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2024
$2,744,000
Frank Luong
5640 Gladys Investment LLC
Grant Deed
—
Jan 8, 2004
—
5640 Gladys Investments LLC
Chen,martha S
Quit Claim Deed
related
—
Dec 31, 2003
—
Martha S Chen
Chen,tr
Quit Claim Deed
related
—
Oct 16, 2003
$971,000
Martha S Chen
Hanson,tr
Grant Deed
$500,000 · Washington Mutual Fsb
—
—
Hanson Tr
—
Deed Of Trust
related
$25,000 · Zahn Richard L I
—
—
Hanson Trust
—
Deed Of Trust
related
—
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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