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Property profile & analytics
OFF-MARKET
Estimated value
$3,450,000
Community centers
Monrovia, CA 91016
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9261343
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1981
Construction
TILT-UP CONCRETE
Total area
8,314 SF
Lot
0.22 ac (9,545 SF)
Zoning code
MOPD*
APN
8508-015-102
UPID
US09-9261343
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
$3.03M
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$3.45M
Owner & transaction history
Southern California Edison Company
Southern California Edison Company
since 2025
3 recorded transactions
Zoning & alternative use
MOPD* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
§ 17.04.010 TITLE.
Top alternative use upside
Restaurant
$5.4M
+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 Monrovia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monrovia 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%
$3,285,000
6.5%
$3,030,000
7%
$2,815,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,060,000
Current use
RESTAURANT
$5,415,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$3.45M
Range $3.11M – $3.80M · ±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
$415 / 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
$15,432
Tax year 2024
Assessed value
$869,250
Assessed 2024
Previous assessed
$869,250
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$561,694
Assessed improvement
$307,556
Applied tax rate
6.0000
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,314 SF
Lot
0.22 ac (9,545 SF)
Zoning code
MOPD*
APN
8508-015-102
UPID
US09-9261343
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MOPD* · Monrovia, CAZoning MOPD* · permitted uses
MOPD* · Monrovia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
§ 17.04.010 TITLE.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.1M
RESTAURANT
Est. value
$5.4M
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Southern California Edison Company
Entity
Free & Clear · 0 yrs held
Mailing address
1920 MAIN ST STE #150, IRVINE, CA 92614-7289
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2025
—
Southern California Edison Company
Pcg Huntington Oaks LLC
Deed
—
Oct 25, 2024
$79,400,000
Pcg Huntington Oaks LLC
Huntington Oaks Delaware Partners L
Grant Deed
$55,953,223 · The Lincoln National Life Insurance
Oct 25, 2024
—
Huntington Oaks Delaware Partners L
Huntington Oaks Delaware Partners L
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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