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Property profile & analytics
OFF-MARKET
Estimated value
$6,975,000
Retail space
1400 Foothill Blvd La Verne, CA 91750-3450
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US09-9593761
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
WOOD
Total area
25,021 SF
Lot
5.28 ac (229,998 SF)
Zoning code
LVCPD*
APN
8381-007-033
UPID
US09-9593761
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
-
Carl's Jr. Restaurant Take-out & Catering
-
Redbox Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.98M
Owner & transaction history
Watt La Verne LLC · 21 yrs held
Watt La Verne LLC
since 2005
7 recorded transactions
Zoning & alternative use
LVCPD* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.6M
+20.7%
Medical building
$11.4M
+18.6%
Office building
$11.2M
+17.0%
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%
$9,225,000
6.5%
$8,515,000
7%
$7,910,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,590,000
Current use
AUTO REPAIR, GARAGE
$11,575,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$11,375,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$11,225,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,730,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$6.98M
Range $6.28M – $7.67M · ±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
$279 / 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
$113,214
Tax year 2024
Assessed value
$9,008,000
Assessed 2024
Previous assessed
$9,008,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$6,514,700
Assessed improvement
$2,493,300
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
1999
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Units
1
Total area
25,021 SF
Lot
5.28 ac (229,998 SF)
Zoning code
LVCPD*
APN
8381-007-033
UPID
US09-9593761
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
RETAIL STORES Current
Est. value
$9.6M
AUTO REPAIR, GARAGE
Est. value
$11.6M
MEDICAL BUILDING
Est. value
$11.4M
OFFICE BUILDING
Est. value
$11.2M
COMMERCIAL (GENERAL)
Est. value
$7.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Units
1
Lot
5.28 ac
Current owner
From public records · entity-resolved
Watt La Verne LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2005
$7,300,070
Watt La Verne LLC
1400 E Foothill
Grant Deed
$5,029,000 · Pnc Bank
Jun 6, 2003
—
John D Bates
Bates,judith A
Quit Claim Deed
related
—
Dec 18, 2001
—
Debbie Brown
Brown,d
Grant Deed
related
—
Dec 3, 2001
—
Debbie Brown
Willow,trailer P
Grant Deed
related
—
Mar 27, 2001
—
Brown Associates II LLC
F & W Development LLC
Grant Deed
related
—
May 27, 1998
—
F & W Development LLC
—
Grant Deed
related
$4,100,000 · Pnc Bank
Apr 3, 1998
$2,700,000
F & W Development LLC
Hartman,walter E & Sally J
Grant Deed
—
Apr 9, 1997
—
Walter E Hartman
—
Deed Of Trust
related
—
May 26, 1995
—
Wheeler L P Foothill
—
Deed Of Trust
related
—
—
—
Curtis R Olson
—
Deed Of Trust
related
$500,000 · First Los Angeles Bank
—
—
Walter E Hartman
—
Deed Of Trust
related
$1,300,000 · Santa Barbara Bank & Trust
—
—
Foothill-wheeler LP
—
Deed Of Trust
related
$1,725,000 · Foothill-wheeler LP
—
—
Foothill-wheeler LP
—
Deed Of Trust
related
$1,725,000 · Warmington Capital Partners LP
—
—
Curtis R Olson
—
Deed Of Trust
related
$750,000 · First Los Angeles 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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