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Property profile & analytics
OFF-MARKET
Estimated value
$5,100,000
Office buildings
660 Monterey Pass Rd, Monterey Park, CA 91754-2438
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7587703
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
WOOD
Total area
12,960 SF
Lot
0.66 ac (28,714 SF)
Zoning code
MPM*
APN
5252-002-009
UPID
US09-7587703
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
-
Innovolt Electric, Inc Electrical Service General Contractor
-
Royal Irvin College College
-
G.O.A.L.S. INC. Charitable Organization Social Service Agency
-
Bodhi Monastery Church Mosque
-
United International World Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.10M
CAP Approach
CAP
$4.65M
Comparable Approach
Comparable
$3.81M
Blend (final)
Blend
$5.10M
Owner & transaction history
Mponei LLC · 2 yrs held
Mponei LLC
since 2024
Last sale
$5.1M
7 recorded transactions
Zoning & alternative use
MPM* · Monterey Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.4M
+68.2%
Neighborhood: shopping center
$7.9M
+57.2%
Auto repair, garage
$6.0M
+19.5%
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 Monterey Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monterey Park 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
$5,100,000
ML approach
$5,100,000
CAP Approach
CAP Return
Estimation
6%
$5,035,000
6.5%
$4,650,000
7%
$4,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,015,000
Current use
RESTAURANT
$8,440,000
Change: +68% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,885,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,995,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$5,890,000
Change: +17% · Conversion: Easy
RETAIL STORES
$4,965,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$5.10M
Range $4.59M – $5.61M · ±10% · vs last sale $5.10M (Mar 8 2024)
Last sale anchor
$5.10M
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
$394 / 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
$38,907
Tax year 2024
Assessed value
$2,777,180
Assessed 2024
Previous assessed
$2,777,180
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$2,016,295
Assessed improvement
$760,885
Applied tax rate
12.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Stories
1
Total area
12,960 SF
Lot
0.66 ac (28,714 SF)
Zoning code
MPM*
APN
5252-002-009
UPID
US09-7587703
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MPM* · Monterey Park, CA
Zoning MPM* · permitted uses
MPM* · Monterey Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monterey Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.0M
RESTAURANT
Est. value
$8.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
AUTO REPAIR, GARAGE
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.9M
RETAIL STORES
Est. value
$5.0M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1960
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Mponei LLC
Entity
Mailing address
2550 W MAIN ST STE #301, ALHAMBRA, CA 91801-7003
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2025
—
Mpone1 LLC
—
Deed
related
$3,825,000 · Wells Fargo Bank NA
Apr 25, 2025
—
Mpone1 LLC
—
Deed
related
$3,825,000 · Wells Fargo Bank NA
Mar 8, 2024
$5,100,000
Mponei LLC
Jonamerica LLC
Grant Deed
—
Mar 2, 2020
—
Jonamerica LLC
—
Deed
related
$2,814,500 · Altura Cu
Nov 29, 2007
—
Jonamerica LLC
Owner Name Unavailable
Grant Deed
$1,848,000 · Evertrust Bank
Sep 25, 2007
$3,080,000
Landmark West Ents LLC
Kao Family Trust
Grant Deed
—
Jul 3, 2003
$3,860,000
Kao,tr
Wintech Development INC
Grant Deed
$2,555,000 · Trust Bank Fsb
Sep 22, 1993
—
Wintech Dev INC
Wintech Trading
Quit Claim Deed
related
—
Feb 21, 1992
$865,000
Wintech Trading
664 Co
Grant Deed
related
—
—
—
Wintech Dev INC
—
Deed Of Trust
related
$1,230,000 · Individual
—
—
Jonamerica LLC
—
Deed Of Trust
related
$2,000,000 · East West Bank
—
—
Kao Family Trust
—
Deed Of Trust
related
$840,000 · East West Bank
—
—
Jonamerica LLC
—
Deed Of Trust
related
$2,814,500 · Altura Cu
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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