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Property profile & analytics
FOR SALE
Office buildings
1151 W 5 St Azusa, CA 91702
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9977784
For Sale
1 / 71
$6,495,000
1151 W 5 St, Azusa, CA 91702
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
TILT-UP CONCRETE
Total area
23,159 SF
Lot
1.33 ac (57,870 SF)
Zoning code
AZM2YY
APN
8616-011-011
UPID
US09-9977784
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
$4.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.26M
Blend (final)
Blend
$4.44M
Owner & transaction history
Pico Rivera Property LLC · 4 yrs held
Pico Rivera Property LLC
since 2021
Last sale
$4.4M
5 recorded transactions
Zoning & alternative use
AZM2YY · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Commercial (general)
$7.2M
+20.4%
Retail stores
$7.0M
+17.3%
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 Azusa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Azusa 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
$4,540,000
ML approach
$4,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,940,000
Current use
COMMERCIAL (GENERAL)
$7,155,000
Change: +20% · Conversion: Easy
RETAIL STORES
$6,970,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$4.44M
Range $4.00M – $4.88M · ±10% · vs last sale $4.40M (Dec 29 2021)
Last sale anchor
$4.40M
Dec 29 2021
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
$192 / 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
$61,672
Tax year 2024
Assessed value
$4,573,598
Assessed 2024
Previous assessed
$4,573,598
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$3,533,198
Assessed improvement
$1,040,400
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
For Sale
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
23,159 SF
Lot
1.33 ac (57,870 SF)
Zoning code
AZM2YY
APN
8616-011-011
UPID
US09-9977784
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZM2YY · Azusa, CAZoning AZM2YY · permitted uses
AZM2YY · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningMap2023
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$7.2M
RETAIL STORES
Est. value
$7.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
Pico Rivera Property LLC
Entity
Mailing address
17096 COTTER PL, ENCINO, CA 91436-3830
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2021
$4,396,000
Pico Rivera Property LLC
Naxt Motors INC
Grant Deed
—
May 8, 2018
—
Naxt Motors INC
—
Deed
related
$1,700,000 · East West Bank
Oct 8, 2014
—
Naxt Motors INC
Ars Global Ents INC
Grant Deed
related
—
May 17, 2013
—
Asrs Global Ents INC
—
Deed Of Trust
related
$1,250,000 · First General Bank
Jan 2, 1968
—
Wynn Oil Co
—
Grant 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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