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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Retail space
15416 Fairgrove Ave La Puente, CA 91744-1618
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6418927
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
WOOD
Total area
14,160 SF
Lot
0.61 ac (26,446 SF)
Zoning code
LPC2*
APN
8252-015-002
UPID
US09-6418927
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
$3.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.38M
Blend (final)
Blend
$3.02M
Owner & transaction history
Fairgrove Management LLC · 1 yrs held
Fairgrove Management LLC
since 2024
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
LPC2* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.4M
+25.2%
Industrial (general)
$3.6M
+3.1%
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 Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$3,015,000
ML approach
$3,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,475,000
Current use
OFFICE BUILDING
$4,355,000
Change: +25% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,585,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±10% · vs last sale $3.02M (Aug 14 2024)
Last sale anchor
$3.02M
Aug 14 2024
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
$213 / 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
$34,312
Tax year 2024
Assessed value
$2,280,546
Assessed 2024
Previous assessed
$2,280,546
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$1,160,583
Assessed improvement
$1,119,963
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
1954
Construction
WOOD
Heating
NONE
Stories
1
Units
7
Total area
14,160 SF
Lot
0.61 ac (26,446 SF)
Zoning code
LPC2*
APN
8252-015-002
UPID
US09-6418927
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPC2* · La Puente, CA
Zoning LPC2* · permitted uses
LPC2* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.5M
OFFICE BUILDING
Est. value
$4.4M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
RETAIL STORES Current
OFFICE BUILDING
INDUSTRIAL (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
1954
Construction
WOOD
Heating
NONE
Stories
1
Units
7
Lot
0.61 ac
Current owner
From public records · entity-resolved
Fairgrove Management LLC
Entity
Mailing address
2111 HIGHCREST CT, FULLERTON, CA 92831-1308
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Aug 14, 2024
$3,015,000
Fairgrove Management LLC
Y & L Won LLC
Grant Deed
$1,809,000 · Us Metro Bank
Sep 15, 2015
$1,965,000
Y&l Won LLC
Fairgrow LLC
Grant Deed
$1,250,000 · Wilshire Bank
Jul 25, 2014
—
Fairgrow LLC
Fairgrow Properties LLC
Quit Claim Deed
—
Jun 25, 2014
—
Fairgrow Properties LLC
Fairgrow Properties LLC
Quit Claim Deed
related
—
May 1, 2013
$775,000
Fairgrow Properties LLC
Day,james G & Michelle M
Grant Deed
$500,000 · Wilshire State Bank
Jun 19, 2012
—
James G Day
Day,james G
Quit Claim Deed
related
—
Oct 9, 2003
—
James G Day
Day,donna D
Quit Claim Deed
related
—
Apr 1, 2003
—
James G Day
Day,tr
Quit Claim Deed
related
—
Jul 14, 1993
—
Hacienda Ltd
Luna,antonio
Grant Deed
related
—
Oct 4, 1991
$370,000
Luna,antonio
Castillo,juana H
Trustees Deed
related
—
Oct 4, 1991
$12,500
Castillo,juana H
Castillo,martha
Trustees Deed
related
—
Oct 11, 1988
$1,125,000
Alejandra Ortega
Day
Trustees Deed
$900,000 · Day Kenneth G
Oct 11, 1988
—
Kenneth G Day
Day
Quit Claim Deed
related
—
—
—
Day,tr
—
Deed Of Trust
related
$150,000 · First Security Thrift Co
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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