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Property profile & analytics
OFF-MARKET
Estimated value
$2,810,000
Manufacturing properties
774 Monterey Pass Rd, Monterey Park, CA 91754-3607
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9638238
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1959
Construction
TILT-UP CONCRETE
Total area
12,610 SF
Lot
0.97 ac (42,245 SF)
Zoning code
MPM*
APN
5252-003-030
UPID
US09-9638238
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
$2.81M
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$2.81M
Owner & transaction history
Ycx Investment LLC · 2 yrs held
Ycx Investment LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
MPM* · Monterey Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+40.9%
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
$2,810,000
ML approach
$2,810,000
CAP Approach
CAP Return
Estimation
6%
$2,455,000
6.5%
$2,265,000
7%
$2,105,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,765,000
Current use
COMMERCIAL (GENERAL)
$3,895,000
Change: +41% · Conversion: Difficult
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±10% · vs last sale $2.81M (Feb 29 2024)
Last sale anchor
$2.81M
Feb 29 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
$223 / 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
$18,364
Tax year 2024
Assessed value
$1,257,303
Assessed 2024
Previous assessed
$1,257,303
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$469,141
Assessed improvement
$788,162
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
12,610 SF
Lot
0.97 ac (42,245 SF)
Zoning code
MPM*
APN
5252-003-030
UPID
US09-9638238
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$3.9M
INDUSTRIAL (GENERAL) Current
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Ycx Investment LLC
Entity
Mailing address
14108 DONALDALE ST, LA PUENTE, CA 91746-1022
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2024
$2,810,000
Ycx Investment LLC
J Y Associates LLC
Grant Deed
$2,388,500 · East West Bank
Jan 31, 2024
—
Jy Associates LLC
—
Deed
related
$2,500,000 · Frost Bank
Nov 30, 2016
—
J Y Associates LLC
—
Deed
related
$197,127 · Community Bk
Jun 13, 2016
—
Jy Associates LLC
Jy Associates
Quit Claim Deed
related
—
Mar 24, 1988
$335,000
Thomas Mcgarrey
Lipso
Grant Deed
—
Mar 24, 1988
$670,000
Jy Assoc
Sayd
Trustees Deed
—
—
—
J Y Assoc
—
Deed Of Trust
related
$615,000 · First Business Bank
—
—
J Y Associates LLC
—
Loan Modification
related
$197,127 · Community Bk
—
—
Jy Associates
—
Deed Of Trust
related
—
—
—
Jy Assoc
—
Deed Of Trust
related
$670,000 · Tokai Bank California
—
—
J Y Associates
—
Deed Of Trust
related
$582,280 · Community Bank NA
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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