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Property profile & analytics
OFF-MARKET
Estimated value
$3,885,000
Office buildings
110 6th St Azusa, CA 91702
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-9238346
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
TILT-UP CONCRETE
Total area
11,690 SF
Lot
0.8 ac (34,933 SF)
Zoning code
AZCBD*
APN
8611-007-037
UPID
US09-9238346
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
$4.20M
Comparable Approach
Comparable
$4.50M
Blend (final)
Blend
$3.89M
Owner & transaction history
Spectrum Azusa & 6th LLC · 9 yrs held
Spectrum Azusa & 6th LLC
since 2017
5 recorded transactions
Zoning & alternative use
AZCBD* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Medical building
$5.3M
+77.2%
Restaurant
$5.3M
+75.1%
Auto repair, garage
$4.0M
+32.0%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,545,000
6.5%
$4,195,000
7%
$3,895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,000,000
Current use
MEDICAL BUILDING
$5,315,000
Change: +77% · Conversion: Easy
RESTAURANT
$5,250,000
Change: +75% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,960,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,610,000
Change: +20% · Conversion: Easy
RETAIL STORES
$3,515,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$3.89M
Range $3.50M – $4.27M · ±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
$332 / 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
$52,286
Tax year 2024
Assessed value
$4,136,340
Assessed 2024
Previous assessed
$4,136,340
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,117,874
Assessed improvement
$1,018,466
Applied tax rate
2.0000
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
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,690 SF
Lot
0.8 ac (34,933 SF)
Zoning code
AZCBD*
APN
8611-007-037
UPID
US09-9238346
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZCBD* · Azusa, CAZoning AZCBD* · permitted uses
AZCBD* · 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
$3.0M
MEDICAL BUILDING
Est. value
$5.3M
RESTAURANT
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$3.6M
RETAIL STORES
Est. value
$3.5M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Spectrum Azusa & 6th LLC
Entity
Mailing address
PO BOX 5159, PASADENA, CA 91117-0159
Ownership since
2017
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
Jul 21, 2017
$3,708,000
Spectrum Azusa & 6th LLC
P & A Investments LLC
Grant Deed
$2,224,800 · East West Bank
Jul 21, 2017
—
Sherry Catchpole
Mersits Irene L Trust
Quit Claim Deed
related
—
Jan 5, 2012
—
Catchpole,sherry
Mersits Irene Trust
Quit Claim Deed
related
—
Aug 8, 2005
—
P & A Investments LLC
Chan Family Trust
Quit Claim Deed
related
—
Sep 10, 2001
—
Mersits,irene L Tr
Mersits,i L
Quit Claim 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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