1020 Grand Ave Diamond Bar, CA 91765-2209
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$38.21M
Range $34.39M – $42.03M (±10%)
Property ID
US09-6346061
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
183,668 SF
Lot
12.59 ac (548,475 SF)
Zoning code
RM
APN
8717-031-012
UPID
US09-6346061
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$43.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$38.21M
Owner & transaction history
since 2019
7 recorded transactions
Zoning & alternative use
RM · Diamond Bar, CA
Zoning description
The RM zoning district is intended for areas developed with existing planned townhome, condominium, apartment, mobile home, and other multifamily residential projects. The maximum allowed density for new residential proj…
General category
RESIDENTIAL
Top alternative use upside
Commercial (general)
$60.3M
+14.3%
Auto repair, garage
$58.7M
+11.4%
Restaurant
$56.4M
+7.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$38.21M
Value range
$34.39M – $42.03M
±10% around blend
Estimated value / SF
$208 / SF
Confidence
None
2 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
20
$34.39M
blend $38.21M
$42.03M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
183,668 SF
Lot area
12.59 ac
Year built
1979
APN
8717-031-012
Assessed value
$77,741,643
Annual tax
$938,505
3
Income approach: direct capitalization
Partial preview
Income approach indication
$43.77M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$47.42M
@ 6.5% CAP return
$43.77M
@ 7% CAP return
$40.65M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$38.21M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 77 sales
$287
-28%
County 11934 sales
$264
-21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $208/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+14%
vs current-use indication
Auto Repair, Garage
Restaurant
Apartment House (5+ Units) · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 2 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$77.74M
Move the market yield to see immediate price impact.
Value / SF
$423
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$4.90M
$97.95M
$69.97M
$54.42M
$5.44M
$108.84M
$77.74M
$60.47M
$5.99M
$119.72M
$85.52M
$66.51M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$938,505
Tax year 2024
Assessed value
$77,741,643
Assessed 2024
Previous assessed
$77,741,643
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$22,945,124
Assessed improvement
$54,796,519
Applied tax rate
10.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
5
Units
204
Bathrooms
218
Total area
183,668 SF
Lot
12.59 ac (548,475 SF)
Zoning code
RM
APN
8717-031-012
UPID
US09-6346061
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RM · Diamond Bar, CAZoning RM · permitted uses
RM · Diamond Bar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The RM zoning district is intended for areas developed with existing planned townhome, condominium, apartment, mobile home, and other multifamily residential projects. The maximum allowed density for new residential proj…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
5
Units
204
Bathrooms
218
Lot
12.59 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RM
RESIDENTIAL
Jurisdiction
Diamond Bar, CA
Recorded code
RM
Official district
RM
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RM in Diamond Bar, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1020 Grand Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
