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Property profile & analytics
OFF-MARKET
Estimated value
$4,545,000
Manufacturing properties
9639 Telstar Ave El Monte, CA 91731-3003
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0342267
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1967
Construction
TILT-UP CONCRETE
Total area
6,820 SF
Lot
0.45 ac (19,726 SF)
Zoning code
EMM2*
APN
8581-001-111
UPID
US10-0342267
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
-
TAO Home Staging Corporate Office
-
SS IMPORT INC Factory Textile Manufacturer
-
Direct Emergency Plumber Services Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.19M
Blend (final)
Blend
$4.55M
Owner & transaction history
Ju Fat LLC · 4 yrs held
Ju Fat LLC
since 2021
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
EMM2* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Code 5142025
Top alternative use upside
Restaurant
$4.4M
+109.7%
Neighborhood: shopping center
$4.2M
+96.0%
Medical building
$3.1M
+46.4%
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 El Monte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$4,485,000
ML approach
$4,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,440,000
Change: +110% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,150,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$3,100,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.09M – $5.00M · ±10% · vs last sale $4.62M (Sep 28 2021)
Last sale anchor
$4.62M
Sep 28 2021
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
$666 / 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
$26,946
Tax year 2024
Assessed value
$2,020,456
Assessed 2024
Previous assessed
$2,020,456
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,517,943
Assessed improvement
$502,513
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,820 SF
Lot
0.45 ac (19,726 SF)
Zoning code
EMM2*
APN
8581-001-111
UPID
US10-0342267
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMM2* · El Monte, CAZoning EMM2* · permitted uses
EMM2* · El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Code 5142025
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.1M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Ju Fat LLC
Entity
Mailing address
608 MONTEREY PASS RD, MONTEREY PARK, CA 91754-2419
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Sep 28, 2021
$4,621,500
Ju Fat LLC
L A Web INC
Grant Deed
$3,003,800 · First General Bank
Mar 9, 1990
$1,600,000
Telstar Horowitz
Walt
Grant Deed
$1,115,000 · Security Pacific National Bank
—
—
La Web INC
—
Deed Of Trust
related
$1,000,000 · American Plus Bk NA
—
—
L A Web INC
—
Deed Of Trust
related
$600,000 · Preferred Bank
—
—
La Web INC
—
Deed Of Trust
related
$825,000 · Fcb Taiwan California Bank
—
—
Walter Chang
—
Deed Of Trust
related
$230,000 · Golter INC
—
—
La Web INC
—
Loan Modification
related
$400,000 · Preferred Bk
—
—
La Web INC
—
Deed Of Trust
related
$300,000 · Preferred Bank
—
—
La Web INC
—
Deed Of Trust
related
$300,000 · Fcb Taiwan California Bank
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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