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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Manufacturing properties
9649 Alpaca St South El Monte, CA 91733-3026
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9242147
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
3,200 SF
Lot
0.19 ac (8,059 SF)
Zoning code
SEM*
APN
8117-009-013
UPID
US09-9242147
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
$390k
CAP Approach
CAP
$610k
Comparable Approach
Comparable
$568k
Blend (final)
Blend
$525k
Owner & transaction history
C Hartfield LLC · 1 yrs held
C Hartfield LLC
since 2024
7 recorded transactions
Zoning & alternative use
SEM* · South El Monte, 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 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
$390,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$610,000
7%
$570,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$870,000
Current use
RETAIL STORES
$850,000
Change: -2% · Conversion: Moderate
WAREHOUSE, STORAGE
$765,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$164 / 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
$2,245
Tax year 2024
Assessed value
$78,045
Assessed 2024
Previous assessed
$78,045
+0.0% YoY
Effective rate
2.88%
On assessed value
Assessed land
$25,200
Assessed improvement
$52,845
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,200 SF
Lot
0.19 ac (8,059 SF)
Zoning code
SEM*
APN
8117-009-013
UPID
US09-9242147
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SEM* · South El Monte, CA
Zoning SEM* · permitted uses
SEM* · South El Monte, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$870,000
RETAIL STORES
Est. value
$850,000
WAREHOUSE, STORAGE
Est. value
$765,000
INDUSTRIAL (GENERAL) Current
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
C Hartfield LLC
Entity
Free & Clear · 1 yrs held
Mailing address
705 E LIME AVE, MONROVIA, CA 91016-3012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2024
—
C Hartfield LLC
Gregory Rockenbach
Grant Deed
—
Jul 8, 2024
—
Catherine Hartfield
Gregory Rockenbach
Grant Deed
—
Jun 17, 2024
—
Gregory Rockenbach
Rockenbach Properties LLC
Intrafamily Transfer
related
—
Apr 15, 1999
—
Prop Rockenbach
Rockenbach,g
Quit Claim Deed
related
—
Mar 10, 1999
—
Catherine Hartfield
Hartfield,j C
Quit Claim Deed
related
—
Jun 25, 1997
—
Gregory Rockenbach
Rockenbach G Trustee,
Quit Claim Deed
related
—
Jun 12, 1969
$12,000
Philip E|rockenbach Joan Rockenbach
—
Grant 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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