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Property profile & analytics
OFF-MARKET
Estimated value
$3,065,000
Apartment buildings
860 Brightwood St Monterey Park, CA 91754-6336
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7760280
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Construction
WOOD
Total area
8,848 SF
Lot
0.41 ac (17,871 SF)
Zoning code
MPR3YY
APN
5253-010-027
UPID
US09-7760280
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
$2.97M
CAP Approach
CAP
$2.19M
Comparable Approach
Comparable
$3.28M
Blend (final)
Blend
$3.07M
Owner & transaction history
Brightwood Estate LLC · 4 yrs held
Brightwood Estate LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
MPR3YY · Monterey Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.1M
+66.0%
Medical building
$4.0M
+63.2%
Office building
$3.4M
+38.9%
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
$2,920,000
ML approach
$2,965,000
CAP Approach
CAP Return
Estimation
6%
$2,375,000
6.5%
$2,190,000
7%
$2,035,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,465,000
Current use
AUTO REPAIR, GARAGE
$4,095,000
Change: +66% · Conversion: Difficult
MEDICAL BUILDING
$4,020,000
Change: +63% · Conversion: Moderate
OFFICE BUILDING
$3,425,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$3,390,000
Change: +38% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,735,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$3.07M
Range $2.76M – $3.37M · ±10% · vs last sale $3.53M (May 3 2022)
Last sale anchor
$3.53M
May 3 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
$346 / 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
$50,188
Tax year 2024
Assessed value
$3,668,720
Assessed 2024
Previous assessed
$3,668,720
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,522,970
Assessed improvement
$1,145,750
Applied tax rate
6.0000
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
14
Bathrooms
14
Total area
8,848 SF
Lot
0.41 ac (17,871 SF)
Zoning code
MPR3YY
APN
5253-010-027
UPID
US09-7760280
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MPR3YY · Monterey Park, CA
Zoning MPR3YY · permitted uses
MPR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
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
14
Bathrooms
14
Lot
0.41 ac
Current owner
From public records · entity-resolved
Brightwood Estate LLC
Entity
Mailing address
724 W HELLMAN AVE, MONTEREY PARK, CA 91754-1007
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
$3,525,000
Brightwood Estate LLC
Jason Tin Yiu Lau
Grant Deed
$1,740,000 · Jpmorgan Chase Bank NA
Apr 18, 2017
—
Jason Tin Yiu Lau
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Nov 10, 2014
—
Lau Family Trust
Lau,jason T & Julia C
Quit Claim Deed
related
—
May 20, 2003
$167,136
Jason T Lau
Wong,thomas K & Hsu H
Grant Deed
—
Feb 1, 1991
$830,000
Lau,jason T & Ju
Sirott Stanley A
Trustees Deed
$495,000 · Fidelity Federal Bank
—
—
Jason T Lau
—
Deed Of Trust
related
$580,000 · Standard Savings Bank
—
—
Jason T Lau
—
Deed Of Trust
related
$950,000 · Tomatobank NA
—
—
Jason T Lau
—
Deed Of Trust
related
$600,000 · Washington Mutual Fsb
—
—
Jason T Lau
—
Deed Of Trust
related
—
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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