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Property profile & analytics
OFF-MARKET
Estimated value
$2,310,000
Office buildings
9680 Flair Dr El Monte, CA 91731-3005
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-6291513
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
TILT-UP CONCRETE
Total area
8,000 SF
Lot
0.68 ac (29,569 SF)
Zoning code
EMM2*
APN
8581-001-079
UPID
US09-6291513
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
-
Castleton | Real Estate & Development Real Estate Agency
-
YK America Construction Company General Contractor
-
Pacific Anchor Construction Company General Contractor
-
Michael S Yu A Law Corporation Law Firm
-
Pomona Ranch Plaza Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.31M
Owner & transaction history
Delano Retail Center West LLC · 12 yrs held
Delano Retail Center West LLC
since 2014
7 recorded transactions
Zoning & alternative use
EMM2* · El Monte, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.6M
+29.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,045,000
6.5%
$2,810,000
7%
$2,610,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,810,000
Current use
MEDICAL BUILDING
$3,635,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,700,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,485,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,415,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.31M
Range $2.08M – $2.54M · ±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
$289 / 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
$33,373
Tax year 2024
Assessed value
$2,343,552
Assessed 2024
Previous assessed
$2,343,552
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,442,186
Assessed improvement
$901,366
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
Status
Off-Market
Year built
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,000 SF
Lot
0.68 ac (29,569 SF)
Zoning code
EMM2*
APN
8581-001-079
UPID
US09-6291513
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
$2.8M
MEDICAL BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Delano Retail Center West LLC
Entity
Mailing address
9680 FLAIR DR, EL MONTE, CA 91731-3005
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2014
—
Delano Retail Center West LLC
—
Trustees Deed
related
$850,000 · Tomatobank NA
Feb 19, 2014
$1,950,000
Delano Retail Center West LLC
Commercial Loan Solutions III
Grant Deed
$1,350,000 · Yk America Regional Center LLC
Nov 7, 2012
$880,000
Ln Solutions Commercial III
Fidelity Natl Title Co
Trustees Deed
related
—
Apr 11, 2008
—
My Law Holdings LLC
Yu,michael S
Quit Claim Deed
related
—
Sep 28, 2007
$2,393,500
Michael S Yu
Kouga Realty INC
Grant Deed
$1,196,500 · Bank Of The West
Aug 10, 2006
—
Kouga Realty INC
Zhang,jennifer
Grant Deed
—
Aug 31, 2005
—
Jennifer Zhang
Zhang,leon R
Quit Claim Deed
related
—
Aug 31, 2005
$1,500,000
Jennifer Zhang
Polycom LLC
Grant Deed
$1,050,000 · East West Bank
Jan 5, 2001
—
Polycom
Major Assoc,
Trustees Deed
related
—
Oct 10, 2000
$311,500
Roski Investment Co #1
Roski,edward P
Grant Deed
related
—
—
—
Commercial Loan Solutions III
—
Deed Of Trust
related
$24,149,018 · Capitalsource Bank
—
—
Delano Retail Center West LLC
—
Deed Of Trust
related
$1,700,000 · Tomatobank NA
—
—
Polycom INC
—
Deed Of Trust
related
$483,750 · Imperial Bank
—
—
Michael S Yu
—
Deed Of Trust
related
$984,000 · Cdc Small Business Finance Co
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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