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Property profile & analytics
OFF-MARKET
Estimated value
$1,530,000
Apartment buildings
6117 Heliotrope Ave Maywood, CA 90270-4494
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8595143
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
6,655 SF
Lot
0.18 ac (7,815 SF)
Zoning code
MYR3YY
APN
6316-012-016
UPID
US09-8595143
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
$1.38M
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.53M
Owner & transaction history
Illidan 28 LP · 1 yrs held
Illidan 28 LP
since 2025
4 recorded transactions
Zoning & alternative use
MYR3YY · Maywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.0M
+85.7%
Auto repair, garage
$1.8M
+74.7%
Retail stores
$1.8M
+71.3%
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 Maywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Maywood 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
$1,405,000
ML approach
$1,380,000
CAP Approach
CAP Return
Estimation
6%
$1,785,000
6.5%
$1,645,000
7%
$1,530,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,055,000
Current use
WAREHOUSE, STORAGE
$1,955,000
Change: +86% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,840,000
Change: +75% · Conversion: Difficult
RETAIL STORES
$1,805,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$1.53M
Range $1.38M – $1.68M · ±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
$230 / 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
$25,478
Tax year 2024
Assessed value
$1,771,480
Assessed 2024
Previous assessed
$1,771,480
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$624,240
Assessed improvement
$1,147,240
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
1964
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
9
Total area
6,655 SF
Lot
0.18 ac (7,815 SF)
Zoning code
MYR3YY
APN
6316-012-016
UPID
US09-8595143
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MYR3YY · Maywood, CA
Zoning MYR3YY · permitted uses
MYR3YY · Maywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Maywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RETAIL STORES
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
9
Lot
0.18 ac
Current owner
From public records · entity-resolved
Illidan 28 LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2025
—
Illidan 28 LP
Golden Opportunity No 28 LP
Grant Deed
$3,110,000 · First American Title Insurance
Mar 24, 2022
$1,700,000
Golden Opportunity No 28 LP
Sara L Eberhardy
Grant Deed
$1,700,000 · Western Alliance Bank
Mar 24, 2022
—
Cvejic Marko
Cvejic Dusanka
Intrafamily Transfer
related
—
Jun 3, 1966
—
Ivko Cvejic
—
Grant Deed
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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