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    405 S Azusa Ave Azusa, CA 91702

    View on Map
    Sponsored
    For Sale
    Under Contract
    $4,977,777

    Commercial Sale - Azusa, CA

    Property size:
    8,575 SF
    Lot size:
    2.37 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 16 at 8:06 pm

    Property Features for 405 S Azusa Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active Under Contract
    Zoning
    AZC-3
    APN
    8614016049
    Interior features
    Tv System
    Size
    8,575 SF
    Lot size
    2.37 Acres

    Building Details

    Year built
    1951
    Architectural style
    Other

    We can help!

    Listing Contact
    Jonathon Williams

    eXp Realty of Greater Los Angeles, Inc (888) 652-1314

    Listing agent Jonathon Williams (888) 584-9427 License #02220679

    Listing date Mar 16, 2026

    MLS# SR26013228 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Azusa Church Campus/Development Opportunity

    This 2.37-acre property, encompassing over 8575 square feet of buildings, is located in Azusa's high-traffic retail corridor. Zoned AZC-3 (Azusa Corridor Commercial), the site is suitable for a church campus or a high-density mixed-use development. The zoning permits buildings up to 48 feet (approximately 4 stories) with a maximum 1.5 FAR, allowing over 150,000 square feet of buildable area. The AZC-3 zoning requires a minimum density of 30 dwelling units per acre, potentially translating to a project of 70+ residential units, plus commercial space. The property has over 460 feet of frontage on S. Azusa Avenue. It is positioned at a signalized intersection across from In-N-Out Burger and adjacent to McDonald's, hotels, and gas stations, and is 500 feet from the 210 on-ramp. The location is ideal for attracting potential members to a growing church. The site is located in a trade area with over 350,000 residents within a 5-mile radius and median household incomes exceeding $87,000 and is minutes from the I-210 freeway and Metrolink stations. The property is 90% vacant land and is near established major retailers such as In-N-Out, McDonald's, and AutoZone.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Hotel & Motel Gym & Fitness Center Big Box & Wholesale Store Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Azusa
    County
    Los Angeles
    State
    California
    Longitude
    -117.916
    Latitude
    34.1312

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    FAQs

    What type of property is this?
    Commercial land - 2.37-acre Azusa property suitable for church or mixed-use development.
    Where is this commercial land located?
    The property is located at 405 S Azusa Ave Azusa, CA.
    What is the asking price?
    The asking price for this property is $4,977,777.
    What are key features of this property?
    This property features: - Prime 2.37-acre commercial land parcel in Azusa's high-traffic retail corridor with AZC-3 zoning.; - Approved for high-density mixed-use development, allowing over 150,000 sq. ft. of buildable area and 70+ residential units.; - Unmatched visibility at a signalized intersection, directly across from In-N-Out Burger and adjacent to McDonald's.
    (747) 279-8218
    Request Owner's contact information
    405 S Azusa Ave Azusa, CA 91702
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    Azusa, CA 91702
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    405 S Azusa Ave Azusa, CA 91702
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    We can help!
    Listing Contact
    Jonathon Williams
    Real Estate License ID: 02220679
    (747) 279-8218 (888) 584-9427 (818) 668-8768
    Learn more
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