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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Car washes
8529 Rosemead Blvd Pico Rivera, CA 90660-5427
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7210141
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1959
Total area
3,216 SF
Lot
0.69 ac (30,248 SF)
Zoning code
PRCG*
APN
6368-026-039
UPID
US09-7210141
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
-
Suds And Bubbles Express Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$390k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$550k
Owner & transaction history
Roza Abrahamian · 8 yrs held
Roza Abrahamian
since 2018
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
$390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$171 / 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
$41,508
Tax year 2024
Assessed value
$2,571,490
Assessed 2024
Previous assessed
$2,571,490
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$1,820,524
Assessed improvement
$750,966
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1959
Heating
NONE
Stories
1
Total area
3,216 SF
Lot
0.69 ac (30,248 SF)
Zoning code
PRCG*
APN
6368-026-039
UPID
US09-7210141
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
Building & site characteristics
From public records
Year built
1959
Heating
NONE
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Roza Abrahamian
Individual
Mailing address
1834 FERN LN, GLENDALE, CA 91208-2312
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2025
—
Roza Abrahamian
—
Deed
related
$200,000 · Allied Lending Group INC
Mar 28, 2024
—
Roza Abrahamian
—
Deed
related
$700,000 · S&l 2k6 LLC
Jun 1, 2018
—
Roza Abrahamian
Roza Abrahamian
Intrafamily Transfer
related
$2,286,000 · Pacific Enterprise Bank
Apr 10, 2017
$2,260,000
Harout Abrahamian
Petite Note Group LLC
Grant Deed
$2,100,000 · Private Individual
Sep 30, 2014
$1,100,000
Petite Note Group LLC
Massoud Pakravan
Deed In Lieu Of Foreclosure
related
—
Sep 8, 2006
$2,520,000
Massoud Pakravan
Pak,david K
Grant Deed
$2,520,000 · Mirae Bank
May 28, 2004
$1,510,000
David K Pak
Princess Globe Enterprises INC
Grant Deed
$2,000,000 · Nara Bank
May 28, 2004
—
David K Pak
Pak,jennifer N
Quit Claim Deed
related
—
Aug 27, 2001
$1,000,000
Princess Globe Enterprises INC
Best Carwash #3 INC
Grant Deed
$650,000 · Zions First National Bank
Jul 23, 1999
—
Best Real Estate Holdings LLC
—
Deed Of Trust
related
—
Dec 22, 1998
$900,000
Emeim,kami
Cass Enterprises
Trustees Deed
—
Jun 9, 1997
$460,000
Cass Enterprises INC
Burns Trust
Grant Deed
$400,000 · Seller
—
—
Kami Emein
—
Deed Of Trust
related
$1,275,000 · Crown American Bank
—
—
Petite Note Group LLC
—
Deed Of Trust
related
$1,000,000 · Wilshire Bk
—
—
Best Carwash #3 INC
—
Deed Of Trust
related
$250,000 · Schaeffer Financial Services
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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