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Property profile & analytics
OFF-MARKET
Estimated value
$2,410,000
Retail space
1229 Lone Hl Ave Glendora, CA 91740-4507
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-9203527
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Construction
TILT-UP CONCRETE
Total area
9,938 SF
Lot
0.71 ac (31,068 SF)
Zoning code
GDC_GD_COM
APN
8642-020-070
UPID
US09-9203527
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
-
Benefit Cosmetics BrowBar Hair Salon Nail Salon
-
Ulta Beauty Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.41M
Owner & transaction history
COSTANZO GLENDORA PACIFIC · 6 yrs held
COSTANZO GLENDORA PACIFIC
since 2020
1 recorded transaction
Zoning & alternative use
GDC_GD_COM · Glendora, 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 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
RETAIL STORES
$3,425,000
Current use
COMMERCIAL (GENERAL)
$3,070,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$2,920,000
Change: -15% · Conversion: Difficult
OFFICE BUILDING
$2,860,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$2.41M
Range $2.17M – $2.65M · ±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
$243 / 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
$32,552
Tax year 2024
Assessed value
$2,613,079
Assessed 2024
Previous assessed
$2,613,079
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$753,628
Assessed improvement
$1,859,451
Applied tax rate
13.0000
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
2011
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
9,938 SF
Lot
0.71 ac (31,068 SF)
Zoning code
GDC_GD_COM
APN
8642-020-070
UPID
US09-9203527
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC_GD_COM · Glendora, CA
Zoning GDC_GD_COM · permitted uses
GDC_GD_COM · 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
RETAIL STORES Current
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
OFFICE BUILDING
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
2011
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.71 ac
Current owner
From public records · entity-resolved
COSTANZO GLENDORA PACIFIC
Individual
Free & Clear · 6 yrs held
Mailing address
PO BOX 3060, NEWPORT BEACH, CA 92658-9023
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2020
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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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