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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Retail space
1131 Foothill Blvd La Verne, CA 91750-3328
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0358390
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
WOOD
Total area
8,650 SF
Lot
0.86 ac (37,556 SF)
Zoning code
LVCPD*
APN
8666-001-014
UPID
US10-0358390
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
-
Inland Dental Group Dental Office
-
Patel Hemant V DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
Patel Properties Partnership · 22 yrs held
Patel Properties Partnership
since 2003
7 recorded transactions
Zoning & alternative use
LVCPD* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 La Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,675,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±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
$194 / 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
$22,490
Tax year 2024
Assessed value
$1,568,142
Assessed 2024
Previous assessed
$1,568,142
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,010,582
Assessed improvement
$557,560
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
8,650 SF
Lot
0.86 ac (37,556 SF)
Zoning code
LVCPD*
APN
8666-001-014
UPID
US10-0358390
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVCPD* · La Verne, CA
Zoning LVCPD* · permitted uses
LVCPD* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.7M
COMMERCIAL (GENERAL)
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
1978
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Patel Properties Partnership
Entity
Mailing address
601 E FOOTHILL BLVD, CLAREMONT, CA 91711-3512
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2003
—
Patel Properties Partnership
Patel,tr
Quit Claim Deed
related
$1,113,523 · Union Bank Of California
Apr 28, 2003
—
Patel,tr
Patel,parag & Sapna
Quit Claim Deed
related
$157,000 · Habib American Bank
Dec 19, 2002
—
Patel,tr
Patel,hemant V & Kirti H
Quit Claim Deed
related
—
Nov 14, 2001
—
Patel,vijaykumar B & Jayshree Tr
Patel,v B & J V
Quit Claim Deed
related
—
Apr 13, 1999
—
Hemant V Patel
Patel,h V & K H
Quit Claim Deed
related
—
Jul 25, 1996
$650,000
Hemant V Patel
Colby,fred D & Norma B
Grant Deed
$422,500 · Foothill Independent Bank
—
—
Hemant V Patel
—
Deed Of Trust
related
$735,000 · Habib American Bank
—
—
Patel Properties Ptshp
—
Deed Of Trust
related
$800,000 · Habib American Bank
—
—
Patel Properties Ptshp
—
Deed Of Trust
related
$32,323 · Norma B Colby
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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