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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Retail space
828 Vly Blvd San Gabriel, CA 91776-3699
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-6705911
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
TILT-UP CONCRETE
Total area
6,718 SF
Lot
0.23 ac (10,198 SF)
Zoning code
SLC3*
APN
5371-001-038
UPID
US09-6705911
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
-
Emerald Family Medical Clinc Medical Clinic
-
Dr. Emerald S. Tay, MD Physician
-
Emerald Seinmya Tay Physician
-
A A Body Relax Alternative Medicine Practice Spa & Massage Center
-
Wellcome Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$2.10M
Owner & transaction history
828 Valley Management LLC · 7 yrs held
828 Valley Management LLC
since 2019
6 recorded transactions
Zoning & alternative use
SLC3* · San Gabriel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+8.1%
Medical building
$3.1M
+6.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,475,000
6.5%
$2,285,000
7%
$2,125,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,875,000
Current use
AUTO REPAIR, GARAGE
$3,105,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$3,055,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$2,530,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±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
$312 / 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
$52,050
Tax year 2024
Assessed value
$3,695,426
Assessed 2024
Previous assessed
$3,695,426
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,478,607
Assessed improvement
$2,216,819
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,718 SF
Lot
0.23 ac (10,198 SF)
Zoning code
SLC3*
APN
5371-001-038
UPID
US09-6705911
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SLC3* · San Gabriel, CA
Zoning SLC3* · permitted uses
SLC3* · 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
RETAIL STORES Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
828 Valley Management LLC
Entity
Mailing address
828 E VLY BLVD, SAN GABRIEL, CA 91776-3699
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Dec 23, 2020
—
828 Valley Management LLC
—
Deed
related
$1,800,000 · Bank Of America NA
Feb 28, 2019
—
828 Valley Management LLC
Eng Tay Koon
Quit Claim Deed
related
$2,350,000 · Citibank NA
Feb 8, 2017
—
Eng Tay Koon
—
Deed
related
$200,000 · Evertrust Bank
Feb 25, 2016
—
Tay Family Living Trust 2016
828 Valley Management LLC
Quit Claim Deed
—
Dec 10, 2015
$2,950,000
828 Valley Management LLC
B&j Ngo Investments LLC
Grant Deed
$2,276,000 · American Continental Bank
Oct 16, 2009
—
B & J Ngo Investments LLC
Ngo,billy & Julie
Quit Claim Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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