Entity Owned 
For Lease
1 / 2
$9,355,000
1120 West Foothill Blvd, Azusa, CA 91702
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Property summary
AI-generated overview
The property is a free-standing food-processing facility building that was previously certified by USDA and BRC for food processing. The facility is configured as a food production site and includes heavy power service. It has a reported 115,110 square feet of building area and has access to electricity service through the Azusa Light & Water Department at low-cost rates. The site supports use as a food processing operation consistent with its prior certifications and electrical capacity, and it may be offered for direct leasing or purchase.
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1964
Construction
TILT-UP CONCRETE
Total area
116,120 SF
Lot
9.47 ac (412,690 SF)
APN
8616-001-420
UPID
US09-8483397
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.97M
Blend (final)
Blend
$9.36M
Owner & transaction history
since 2024
2 recorded transactions
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.36M
Value range
$8.42M – $10.29M
±10% around blend
Estimated value / SF
$81 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
40
$8.42M
blend $9.36M
$10.29M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
116,120 SF
Lot area
9.47 ac
Year built
1964
Stories
1
APN
8616-001-420
Assessed value
$6,186,952
Annual tax
$103,727
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$19.86M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
28.5 mi away · 131,594 SF
32.9 mi away · 110,096 SF
38.4 mi away · 83,110 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.36M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 53 sales
$204
-61%
Submarket 101 sales
$211
-62%
County 3630 sales
$272
-70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $81/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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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$6.19M
Move the market yield to see immediate price impact.
Value / SF
$53
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%
$390k
$7.80M
$5.57M
$4.33M
$433k
$8.66M
$6.19M
$4.81M
$476k
$9.53M
$6.81M
$5.29M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$188k
19.0 mi · Jan 2026 · $2/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$103,727
Tax year 2024
Assessed value
$6,186,952
Assessed 2024
Previous assessed
$6,186,952
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$1,237,975
Assessed improvement
$4,948,977
Applied tax rate
8.0000
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
For Lease
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
116,120 SF
Lot
9.47 ac (412,690 SF)
APN
8616-001-420
UPID
US09-8483397
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
9.47 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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