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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
921 Howell Rd La Puente, CA 91748
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US09-9241675
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Total area
1,220 SF
Lot
1.07 ac (46,744 SF)
Zoning code
LCM11/2*
APN
8760-007-021
UPID
US09-9241675
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
$525k
CAP Approach
CAP
$440k
Comparable Approach
Comparable
$584k
Blend (final)
Blend
$515k
Owner & transaction history
Howell Street Investors LLC · 6 yrs held
Howell Street Investors LLC
since 2019
5 recorded transactions
Zoning & alternative use
LCM11/2* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningCodeOrdinanceNo935
Top alternative use upside
Medical building
$555,000
+47.9%
Auto repair, garage
$475,000
+27.0%
Neighborhood: shopping center
$440,000
+17.9%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$525,000
CAP Approach
CAP Return
Estimation
6%
$475,000
6.5%
$440,000
7%
$405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$375,000
Current use
MEDICAL BUILDING
$555,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$475,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$440,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$355,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$340,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$422 / 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
$31,892
Tax year 2024
Assessed value
$2,519,673
Assessed 2024
Previous assessed
$2,519,673
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,466,064
Assessed improvement
$53,609
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1950
Heating
FLOOR/WALL FURNACE
Units
1
Bathrooms
1
Total area
1,220 SF
Lot
1.07 ac (46,744 SF)
Zoning code
LCM11/2*
APN
8760-007-021
UPID
US09-9241675
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM11/2* · La Puente, CAZoning LCM11/2* · permitted uses
LCM11/2* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningCodeOrdinanceNo935
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$375,000
MEDICAL BUILDING
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$440,000
RETAIL STORES
Est. value
$355,000
WAREHOUSE, STORAGE
Est. value
$340,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
Heating
FLOOR/WALL FURNACE
Units
1
Bathrooms
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Howell Street Investors LLC
Entity
Mailing address
7901 CROSSWAY DR, PICO RIVERA, CA 90660-4449
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2020
—
Howell Street Investors LLC
—
Deed
related
$1,527,500 · Pacific Western National Bank
Dec 19, 2019
$2,350,000
Howell Street Investors LLC
Jf Land Co LLC
Grant Deed
—
Mar 30, 2018
$2,175,000
Jf Land Co LLC
Briles Exemption Trust
Grant Deed
$1,857,100 · Harvest Small Busn Fin LLC
Aug 19, 2004
—
Briles,tr
Briles,tr
Quit Claim Deed
related
—
Nov 6, 2000
—
Briles,ernest M & Mary J Trustee
Briles,e M & M J
Quit Claim Deed
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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