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Property profile & analytics
OFF-MARKET
Estimated value
$12,340,000
Investment properties
1 Vly Blvd Alhambra, CA 91801-5115
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8690334
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
45,022 SF
Lot
1.61 ac (70,065 SF)
Zoning code
ALCP
APN
5348-020-026
UPID
US09-8690334
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
-
FUTONG WIRELESS Mobile Phone Store Electronics & Wireless Store
-
986 Pharmacy - Valley, Alhambra Pharmacy
-
The Hat (The Original) Take-out & Catering
-
R'IB Attic Insulation Services Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.03M
Comparable Approach
Comparable
$11.83M
Blend (final)
Blend
$12.34M
Owner & transaction history
Ronald H And Joseph Conzonire Prtnr · 2 yrs held
Ronald H And Joseph Conzonire Prtnr
since 2024
7 recorded transactions
Zoning & alternative use
ALCP · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$20.5M
+47.1%
Retail stores
$18.8M
+35.5%
Office building
$15.0M
+7.8%
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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%
$15,195,000
6.5%
$14,025,000
7%
$13,025,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,910,000
Current use
MEDICAL BUILDING
$20,465,000
Change: +47% · Conversion: Easy
RETAIL STORES
$18,845,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$15,000,000
Change: +8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$14,330,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$12.34M
Range $11.11M – $13.57M · ±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
$274 / 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
$284,301
Tax year 2024
Assessed value
$22,852,176
Assessed 2024
Previous assessed
$22,852,176
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$19,424,925
Assessed improvement
$3,427,251
Applied tax rate
1.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
30
Rooms
7
Bathrooms
17
Total area
45,022 SF
Lot
1.61 ac (70,065 SF)
Zoning code
ALCP
APN
5348-020-026
UPID
US09-8690334
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALCP · Alhambra, CA
Zoning ALCP · permitted uses
ALCP · Alhambra, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alhambra. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$13.9M
MEDICAL BUILDING
Est. value
$20.5M
RETAIL STORES
Est. value
$18.8M
OFFICE BUILDING
Est. value
$15.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.3M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
30
Rooms
7
Bathrooms
17
Lot
1.61 ac
Current owner
From public records · entity-resolved
Ronald H And Joseph Conzonire Prtnr
Individual
Mailing address
PO BOX 1818, MONROVIA, CA 91017-5818
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
—
Ronald H And Joseph Conzonire Prtnr
Marilyn L Conzonire
Grant Deed
$532,988 · American Business Bank
Sep 29, 2010
$19,500,000
B-k Alhambra Property LLC
Lui Universal Investments LLC
Grant Deed
—
Mar 28, 2001
—
Lui Universal Investments LLC
—
Trustees Deed
related
$5,500,000 · Cathay Bank
Jan 3, 1990
—
Lui Family Tr
Lui
Quit Claim Deed
related
—
—
—
Lui Trust
—
Deed Of Trust
related
$2,000,000 · Far East National Bank
—
—
Lui
—
Deed Of Trust
related
$221,400 · Small Business Associates
—
—
Lui Trust
—
Deed Of Trust
related
$2,100,000 · Evertrust Bank
—
—
Lui Universal Investments LLC
—
Deed Of Trust
related
$6,500,000 · Evertrust Bank
—
—
Lui Universal Investments LLC
—
Deed Of Trust
related
$2,500,000 · Cathay Bank
—
—
Lui Universal Investments LLC
—
Deed Of Trust
related
$7,000,000 · United National Bank
—
—
Lui Universal Investments LLC
—
Deed Of Trust
related
$100,000 · United National Bank
—
—
Lui Trust
—
Deed Of Trust
related
$500,000 · Evertrust Bank
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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