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Property profile & analytics
OFF-MARKET
Estimated value
$4,865,000
Parking lots & garages
1290 Indian Hl Blvd Claremont, CA 91711
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7365694
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1958
Total area
10,600 SF
Lot
0.25 ac (10,699 SF)
Zoning code
CLCH*
APN
8309-003-017
UPID
US09-7365694
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
$4.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.11M
Blend (final)
Blend
$4.87M
Owner & transaction history
Community Commerce Bank
Community Commerce Bank
since 2025
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
CLCH* · Claremont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.9M
+28.2%
Neighborhood: shopping center
$6.5M
+19.8%
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 Claremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Claremont 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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$5,385,000
Current use
RESTAURANT
$6,905,000
Change: +28% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,450,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,905,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$4,820,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$4,755,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.87M
Range $4.38M – $5.35M · ±10% · vs last sale $5.60M (Dec 30 2025)
Last sale anchor
$5.60M
Dec 30 2025
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
$459 / 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
$7,192
Tax year 2024
Assessed value
$577,778
Assessed 2024
Previous assessed
$577,778
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$540,101
Assessed improvement
$37,677
Applied tax rate
2.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1958
Heating
NONE
Total area
10,600 SF
Lot
0.25 ac (10,699 SF)
Zoning code
CLCH*
APN
8309-003-017
UPID
US09-7365694
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLCH* · Claremont, CA
Zoning CLCH* · permitted uses
CLCH* · Claremont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Claremont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$5.4M
RESTAURANT
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.8M
PARKING LOT Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1958
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
Community Commerce Bank
Entity
Mailing address
523 SIERRA KYS DR, SIERRA MADRE, CA 91024-1047
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
$5,600,000
Community Commerce Bank
358 398 W Foothill Blvd LLC
Grant Deed
—
Jun 21, 2024
—
358 398w Foothth Blvd LLC
Terg Hik Khoe
Grant Deed
$2,147,000 · Altura Cu
Jan 9, 2024
—
Teng Hik Khoe
Teng Hik Khoe
Intrafamily Transfer
related
—
May 27, 2011
$4,000,000
Teng Hik Khoe
Community Commerce Bank
Grant Deed
$2,583,000 · Chinatrust Bank U S A
Dec 30, 1992
$850,000
Community Thrift & Loan
Great Western Ba
Grant Deed
related
—
Oct 19, 1992
$623,000
Great Western Bank
Inidan Hills Asn
Trustees Deed
related
—
—
—
Hills Ass Indian
—
Deed Of Trust
related
$125,000 · Individual
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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