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Property profile & analytics
OFF-MARKET
Estimated value
$1,535,000
Apartment buildings
8329 Paramount Blvd Pico Rivera, CA 90660-4824
Individually Owned
~
Est. High Equity
Property ID
US09-8426374
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Construction
WOOD
Total area
3,616 SF
Lot
0.14 ac (6,245 SF)
Zoning code
PRCG*
APN
6368-012-027
UPID
US09-8426374
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
$1.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.54M
Owner & transaction history
Maria Elena Garcia Irlt
Maria Elena Garcia Irlt
since 2025
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+130.7%
Auto repair, garage
$1.7M
+75.3%
Medical building
$1.6M
+72.3%
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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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
$1,575,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$955,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,200,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,675,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$1,645,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$1,620,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$1,385,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,115,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$1.54M
Range $1.38M – $1.69M · ±10% · vs last sale $1.90M (Jan 12 2022)
Last sale anchor
$1.90M
Jan 12 2022
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
$425 / 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
$26,363
Tax year 2024
Assessed value
$1,978,200
Assessed 2024
Previous assessed
$1,978,200
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$832,320
Assessed improvement
$1,145,880
Applied tax rate
7.0000
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
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
3,616 SF
Lot
0.14 ac (6,245 SF)
Zoning code
PRCG*
APN
6368-012-027
UPID
US09-8426374
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG* · Pico Rivera, CAZoning PRCG* · permitted uses
PRCG* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$955,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.14 ac
Current owner
From public records · entity-resolved
Maria Elena Garcia Irlt
Individual
Mailing address
PO BOX 3314, ALHAMBRA, CA 91803-0314
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2025
—
Maria Elena Garcia Irlt
The Maria Elena Garcia Livinig Trus
Deed
related
—
Jan 12, 2022
$1,900,000
Maria Elena Garcia
Sy & Ym LLC
Grant Deed
$975,000 · Hanmi Bank
May 15, 2018
$1,400,000
Sy & Ym LLC
Ue Pro LLC
Grant Deed
$739,500 · East West Bank
Nov 3, 2014
—
Ue Pro LLC
Kwak,tae Y
Quit Claim Deed
related
—
Feb 6, 2014
$840,000
Tae Y Kwak
Victor Castillo
Grant Deed
$250,000 · Pacific City Bank
Feb 6, 2014
—
Tae Y Kwak
Kwak,hee J
Quit Claim Deed
related
—
May 15, 2007
$980,000
Victor Castillo
Martinez Family Trust
Grant Deed
$565,000 · Greenpoint Mortgage Funding
Apr 17, 2006
—
Martinez Family Trust
Martinez,moises & Mayra
Quit Claim Deed
related
—
Mar 21, 2006
—
Jose Vasquez
Vasquez,jose
Quit Claim Deed
related
—
May 27, 2004
$650,000
Jose Vasquez
Irisarri,tr
Grant Deed
$485,000 · Cervenka & Lukes Mtg Brokers
Aug 17, 2001
—
Irisarri,nicolas & Maria B Tr
Irisarri,n & B
Quit Claim Deed
related
—
Dec 21, 1989
$400,000
Nicolas Irissari
Shap
Grant Deed
$244,000 · Home Savings Of America
—
—
Jose Vasquez
—
Deed Of Trust
related
$540,000 · United Commercial Bank
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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