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Property profile & analytics
OFF-MARKET
Estimated value
$5,775,000
Apartment buildings
1452 3rd St La Verne, CA 91750-5205
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-6923945
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
6,508 SF
Lot
0.15 ac (6,680 SF)
Zoning code
LVPR4.5D*
APN
8381-030-009
UPID
US09-6923945
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
$5.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.78M
Owner & transaction history
Investco 1444 LLC · 3 yrs held
Investco 1444 LLC
since 2023
Last sale
$5.9M
3 recorded transactions
Zoning & alternative use
LVPR4.5D* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+146.9%
Neighborhood: shopping center
$4.0M
+130.7%
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
$5,615,000
ML approach
$5,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,240,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,960,000
Change: +131% · Conversion: Difficult
Blend value · Realmo final
$5.78M
Range $5.20M – $6.35M · ±10% · vs last sale $5.88M (Mar 31 2023)
Last sale anchor
$5.88M
Mar 31 2023
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
$887 / 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
$26,222
Tax year 2024
Assessed value
$2,121,600
Assessed 2024
Previous assessed
$2,121,600
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,101,600
Assessed improvement
$1,020,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
8
Bathrooms
16
Total area
6,508 SF
Lot
0.15 ac (6,680 SF)
Zoning code
LVPR4.5D*
APN
8381-030-009
UPID
US09-6923945
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVPR4.5D* · La Verne, CAZoning LVPR4.5D* · permitted uses
LVPR4.5D* · La Verne, CA
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
RESTAURANT
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
16
Lot
0.15 ac
Current owner
From public records · entity-resolved
Investco 1444 LLC
Entity
Mailing address
PO BOX 27, WALNUT, CA 91788-0027
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2023
$5,880,000
Investco 1444 LLC
Emerald Village LLC
Grant Deed
$3,115,000 · Montecito Bank & Trust
Oct 15, 2013
—
Emerald Village LLC
Alicia Van Volkenburg
Grant Deed
$676,000 · Wells Fargo Bank NA
May 20, 1997
$865,000
Ben Karmelich
Froehlke Trust
Grant Deed
$697,000 · First Fidelity Thrift & Loan
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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