New search
Property profile & analytics
OFF-MARKET
Estimated value
$6,540,000
Community centers
9316 Washington Blvd Pico Rivera, CA 90660
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6190193
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2013
Construction
TILT-UP CONCRETE
Total area
7,428 SF
Lot
0.55 ac (24,050 SF)
Zoning code
PRCG*
APN
6381-006-025
UPID
US09-6190193
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
$6.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.57M
Blend (final)
Blend
$6.54M
Owner & transaction history
Mekong Center LLC · 3 yrs held
Mekong Center LLC
since 2023
Last sale
$6.5M
6 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+7.0%
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
$6,175,000
ML approach
$6,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,520,000
Current use
RESTAURANT
$4,835,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $6.50M (Mar 13 2023)
Last sale anchor
$6.50M
Mar 13 2023
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
$880 / 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
$50,955
Tax year 2024
Assessed value
$3,825,000
Assessed 2024
Previous assessed
$3,825,000
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$3,060,000
Assessed improvement
$765,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
7,428 SF
Lot
0.55 ac (24,050 SF)
Zoning code
PRCG*
APN
6381-006-025
UPID
US09-6190193
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG* · Pico Rivera, CA
Zoning 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
Pico Rivera. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.5M
RESTAURANT
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.55 ac
Current owner
From public records · entity-resolved
Mekong Center LLC
Entity
Mailing address
3536 W LUTHER LN, INGLEWOOD, CA 90305-1887
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2023
$6,500,000
Mekong Center LLC
9332 Washington LLC
Grant Deed
$1,500,000 · Bay Commercial Bank
Jun 15, 2007
$2,250,000
9332 Washington LLC
Visael Properties II LLC
Grant Deed
$630,000 · Wilshire State Bank
Nov 21, 2003
—
Visael Properties II LLC
R & H Investments
Grant Deed
$1,149,000 · Banco Popular North America
May 29, 1998
—
R Investments
Thomason Trust
Grant Deed
related
—
—
—
9332 Washington LLC
—
Deed Of Trust
related
$630,000 · Wilshire State Bank
—
—
Visael Properties II LLC
—
Deed Of Trust
related
$575,000 · Banco Popular NA
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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