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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Assisted living facilities
8925 Mines Ave Pico Rivera, CA 90660-3006
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8170777
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Construction
WOOD
Total area
17,066 SF
Lot
0.72 ac (31,206 SF)
Zoning code
PRCG-P*
APN
6371-001-030
UPID
US09-8170777
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
-
El Rancho Vista Healthcare Center Nursing Home
-
Salty Manager HQ - CEC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.02M
Owner & transaction history
Menlo Trust · 7 yrs held
Menlo Trust
since 2019
2 recorded transactions
Zoning & alternative use
PRCG-P* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$60 / 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
$141,498
Tax year 2024
Assessed value
$10,608,363
Assessed 2024
Previous assessed
$10,608,363
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,968,561
Assessed improvement
$8,639,802
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Stories
1
Units
86
Total area
17,066 SF
Lot
0.72 ac (31,206 SF)
Zoning code
PRCG-P*
APN
6371-001-030
UPID
US09-8170777
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG-P* · Pico Rivera, CA
Zoning PRCG-P* · permitted uses
PRCG-P* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pico Rivera. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1968
Construction
WOOD
Heating
NONE
Stories
1
Units
86
Lot
0.72 ac
Current owner
From public records · entity-resolved
Menlo Trust
Trust
Free & Clear · 7 yrs held
Mailing address
4221 WILSHIRE BLVD STE #480, LOS ANGELES, CA 90010-3541
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2019
—
Menlo Trust
Miracle Mile Properties LP
Quit Claim Deed
—
Jan 16, 2015
—
Miracle Mile Properties LP
Menlo Trust
Grant 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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