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Property profile & analytics
OFF-MARKET
Estimated value
$7,555,000
Office buildings
9660 Flair Dr Ste 498, El Monte, CA 91731-3019
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0350748
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1976
Total area
29,960 SF
Lot
0.89 ac (38,579 SF)
Zoning code
EMM2*
APN
8581-001-104
UPID
US10-0350748
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
$10.53M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.56M
Owner & transaction history
Fairview Venture LLC · 7 yrs held
Fairview Venture LLC
since 2019
7 recorded transactions
Zoning & alternative use
EMM2* · 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$11,410,000
6.5%
$10,530,000
7%
$9,780,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,525,000
Current use
AUTO REPAIR, GARAGE
$10,110,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,305,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,035,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$7.56M
Range $6.80M – $8.31M · ±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
$252 / 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
$104,653
Tax year 2024
Assessed value
$7,257,473
Assessed 2024
Previous assessed
$7,257,473
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$3,392,263
Assessed improvement
$3,865,210
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 (MULTI-STORY)
Status
Off-Market
Year built
1976
Heating
NONE
Stories
3
Total area
29,960 SF
Lot
0.89 ac (38,579 SF)
Zoning code
EMM2*
APN
8581-001-104
UPID
US10-0350748
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMM2* · El Monte, CA
Zoning 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
El Monte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$10.1M
INDUSTRIAL (GENERAL)
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$9.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
1976
Heating
NONE
Stories
3
Lot
0.89 ac
Current owner
From public records · entity-resolved
Fairview Venture LLC
Entity
Mailing address
1000 EL CENTRO ST APT #122, SOUTH PASADENA, CA 91030-3062
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2019
$925,000
Fairview Venture LLC
Kcat Investments LLC
Grant Deed
—
Oct 23, 2015
—
Fairview Venture LLC
8831 Fairview LLC
Quit Claim Deed
—
Oct 15, 2015
$1,102,000
8831 Fairview LLC
Hsiung,ming C & Wen Y
Grant Deed
—
Sep 25, 2015
—
Kitty Lew
Lew,moon
Quit Claim Deed
—
Sep 14, 2015
—
Mak & Wen Management INC
Markland Investments LLC
Quit Claim Deed
—
Feb 10, 2015
$6,000,000
Markland Investment LLC
Fallon Rambeau Properties LLC
Grant Deed
$2,410,000 · East West Bank
Aug 11, 2004
—
Fallon-rambeau Properties LLC
—
Deed Of Trust
related
$1,000,000 · East West Bank
Sep 12, 2001
—
Fallon-rambeau Properties LLC
—
Deed Of Trust
related
$5,700,000 · California Federal Bank
Aug 22, 2001
—
Invs Mldbb
Rambeau,m & L
Quit Claim Deed
related
—
Dec 29, 2000
—
Props Rta
Those,fallon Girls
Grant Deed
related
—
Jun 30, 1999
$2,350,000
Michael Rambeau
El Monte,gilreal
Grant Deed
$1,762,500 · First Security Bank
—
—
Gilreal El Monte
—
Deed Of Trust
related
$1,200,000 · Standard Insurance Co
—
—
Fairview Venture LLC
—
Loan Modification
related
—
—
—
Fallon-rambeau Properties LLC
—
Deed Of Trust
related
$8,450,000 · Union Bank Of California
—
—
Michael Rambeau
—
Deed Of Trust
related
$400,000 · First Security Bank California
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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