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Property profile & analytics
OFF-MARKET
Estimated value
$1,795,000
Office buildings
1155 Amelia Ave, Glendora, CA 91740-6719
Individually Owned
~
Est. High Equity
Property ID
US09-7965445
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
TILT-UP CONCRETE
Total area
8,056 SF
Lot
0.67 ac (29,307 SF)
Zoning code
GDPR
APN
8386-022-025
UPID
US09-7965445
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
-
UWUA LOCAL 132 Charitable Organization Social Service Agency
-
Utility Workers Union Local 132 Advocacy Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.80M
Owner & transaction history
Local 132 Utility Workers Union Of
Local 132 Utility Workers Union Of
since 2025
7 recorded transactions
Zoning & alternative use
GDPR · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+19.9%
Commercial (general)
$2.5M
+7.4%
Warehouse, storage
$2.4M
+2.1%
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 Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora 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
OFFICE BUILDING
$2,315,000
Current use
RETAIL STORES
$2,775,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,490,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$2,365,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.97M · ±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
$223 / 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
$30,481
Tax year 2024
Assessed value
$2,415,861
Assessed 2024
Previous assessed
$2,415,861
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,449,080
Assessed improvement
$966,781
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
8,056 SF
Lot
0.67 ac (29,307 SF)
Zoning code
GDPR
APN
8386-022-025
UPID
US09-7965445
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDPR · Glendora, CA
Zoning GDPR · permitted uses
GDPR · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.3M
RETAIL STORES
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
WAREHOUSE, STORAGE
Est. value
$2.4M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
Units
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Local 132 Utility Workers Union Of
Individual
Mailing address
1155 AMELIA AVE, GLENDORA, CA 91740-6719
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2025
—
Local 132 Utility Workers Union Of
Utility Workers Union Of America
Grant Deed
$1,500,000 · Bay Commercial Bank
Aug 21, 2018
$2,209,000
Utilities Workers Union Of Ame
Danu USA INC
Grant Deed
—
Aug 21, 2018
—
Local 132 Utility Workers Unio
—
Deed
related
$1,767,000 · Us Bk
Jul 19, 2012
$1,086,000
Danu USA INC
Madera Gabriel Investment Co
Grant Deed
$440,000 · Shinhan Bank
Jul 19, 2012
—
Madera Gabriel Investment Co
Horowitz,ralph
Grant Deed
—
Jun 12, 1992
$920,000
Ralph Horowitz
Milhous Leasing
Grant Deed
$480,000 · California State Bank
Mar 7, 1990
—
Leasing Milhous
R
Grant Deed
related
—
—
—
Ralph Horowitz
—
Deed Of Trust
related
$425,000 · Us Bank NA
—
—
Ralph Horowitz
—
Deed Of Trust
related
$430,000 · Us Bank NA
—
—
Local 132 Utility Workers Unio
—
Deed Of Trust
related
$1,767,000 · Us Bk
—
—
Leasing Milhous
—
Deed Of Trust
related
$1,000,000 · California State Bank
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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