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Property profile & analytics
OFF-MARKET
Estimated value
$6,310,000
Retail space
9251 Garvey Ave South El Monte, CA 91733-4609
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9247295
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
27,500 SF
Lot
0.83 ac (36,044 SF)
Zoning code
SECM*
APN
8595-017-016
UPID
US09-9247295
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.32M
Blend (final)
Blend
$6.31M
Owner & transaction history
Roger W Tom · 6 yrs held
Roger W Tom
since 2020
5 recorded transactions
Zoning & alternative use
SECM* · South El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.7M
+32.4%
Auto repair, garage
$9.3M
+27.2%
Commercial (general)
$8.3M
+13.7%
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 South El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South El Monte 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,295,000
Current use
OFFICE BUILDING
$9,665,000
Change: +32% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,280,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,295,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,495,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$6.31M
Range $5.68M – $6.94M · ±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
$229 / 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
$102,514
Tax year 2024
Assessed value
$7,465,048
Assessed 2024
Previous assessed
$7,465,048
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,779,871
Assessed improvement
$4,685,177
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
27,500 SF
Lot
0.83 ac (36,044 SF)
Zoning code
SECM*
APN
8595-017-016
UPID
US09-9247295
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SECM* · South El Monte, CAZoning SECM* · permitted uses
SECM* · South El Monte, 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
RETAIL STORES Current
Est. value
$7.3M
OFFICE BUILDING
Est. value
$9.7M
AUTO REPAIR, GARAGE
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.5M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.83 ac
Current owner
From public records · entity-resolved
Roger W Tom
Individual
Mailing address
8067 SW RIGERT CT, BEAVERTON, OR 97007-5831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 7, 2020
—
Roger W Tom
Roger Tom
Intrafamily Transfer
related
$1,100,000 · Pacific Premier Bank
Oct 10, 2019
—
William,tom & Gertrude J Trust
Tom W & G J F/tr
Quit Claim Deed
related
—
Apr 17, 2019
—
Tom,william & Gertrude F Trust
Tom,william & Gertrude J
Affidavit Of Death
related
—
Feb 25, 1997
—
Tom Trust
—
Deed Of Trust
related
$1,700,000 · Cathay Bank
Jan 16, 1996
—
Tom William
—
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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