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Property profile & analytics
OFF-MARKET
Estimated value
$9,470,000
Retail space
1250 Foothill Blvd Azusa, CA 91702-2819
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8483449
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
WOOD
Total area
8,201 SF
Lot
1.02 ac (44,324 SF)
APN
8616-001-415
UPID
US09-8483449
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
$8.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.47M
Owner & transaction history
A & S Andrews LLC · 4 yrs held
A & S Andrews LLC
since 2022
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.6M
+329.9%
Warehouse, storage
$6.1M
+145.6%
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
$9,245,000
ML approach
$8,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$10,610,000
Change: +330% · Conversion: Moderate
WAREHOUSE, STORAGE
$6,060,000
Change: +146% · Conversion: Difficult
Blend value · Realmo final
$9.47M
Range $8.52M – $10.42M · ±10% · vs last sale $10.03M (Jul 13 2022)
Last sale anchor
$10.03M
Jul 13 2022
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
$1,155 / 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
$125,778
Tax year 2024
Assessed value
$10,225,500
Assessed 2024
Previous assessed
$10,225,500
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,264,400
Assessed improvement
$7,961,100
Applied tax rate
8.0000
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
1998
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Total area
8,201 SF
Lot
1.02 ac (44,324 SF)
APN
8616-001-415
UPID
US09-8483449
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.6M
WAREHOUSE, STORAGE
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Lot
1.02 ac
Current owner
From public records · entity-resolved
A & S Andrews LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1399 FAIRLAWN WAY, PASADENA, CA 91105-1002
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
$10,025,000
A & S Andrews LLC
Bellagio Estates Holdings LLC
Grant Deed
—
Aug 13, 2021
—
Bellagio Estates Holdings LLC
Uriel Azusa Holdings LLC
Grant Deed
—
Apr 14, 2017
—
Uriel Azusa Holdings LLC
Uriel Anaheim Holdings LLC
Quit Claim Deed
$4,100,000 · Everbank
Feb 11, 2016
$754,000
Gabriel Group Holdings LLC
Trellis West LLC
Grant Deed
—
Nov 27, 2013
$1,950,000
Uriel Anaheim Holdings LLC
Eaaaf Group LP
Grant Deed
$1,500,000 · Churchill Mtg Hm Loans
Jul 11, 2008
—
Eaaaf Group
Mu,fen-lan
Grant Deed
$800,000 · Nevada National Bank
Oct 29, 1999
—
Fen-lan Mu
Mu,e
Quit Claim Deed
related
—
Oct 29, 1999
$200,000
Mu,fen-lan
Wu,chih-ling & Jaffee
Trustees Deed
related
—
Sep 25, 1998
$1,250,000
Chih-ling Wu
Price Enterprises INC
Grant Deed
$1,000,000 · Metrobank
Mar 6, 1995
—
Price Real Estate INC
Price Co
Quit Claim Deed
related
—
Oct 21, 1993
—
Price Co
—
Deed Of Trust
related
—
—
—
Uriel Anaheim Holdings LLC
—
Loan Modification
related
$1,800,000 · Other Institutional Lenders
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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