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Property profile & analytics
OFF-MARKET
Estimated value
$12,175,000
Super regional malls
1580 Azusa Ave Rowland Heights, CA 91748
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9336323
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1974
Total area
150,242 SF
Lot
9.77 ac (425,671 SF)
Zoning code
IDC*
APN
8265-004-121
UPID
US09-9336323
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
$12.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.18M
Owner & transaction history
Dudley Oaks LLC · 1 yrs held
Dudley Oaks LLC
since 2024
Last sale
$12.2M
6 recorded transactions
Zoning & alternative use
IDC* · Rowland Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Rowland Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rowland Heights 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
$12,175,000
ML approach
$12,175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.18M
Range $10.96M – $13.39M · ±10% · vs last sale $12.17M (Sep 9 2024)
Last sale anchor
$12.17M
Sep 9 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
$81 / 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
$286,626
Tax year 2024
Assessed value
$18,687,594
Assessed 2024
Previous assessed
$18,687,594
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$9,025,659
Assessed improvement
$9,661,935
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
YES
Stories
1
Total area
150,242 SF
Lot
9.77 ac (425,671 SF)
Zoning code
IDC*
APN
8265-004-121
UPID
US09-9336323
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDC* · Rowland Heights, CA
Zoning IDC* · permitted uses
IDC* · Rowland Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rowland Heights. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Cooling
Yes
Stories
1
Lot
9.77 ac
Current owner
From public records · entity-resolved
Dudley Oaks LLC
Entity
Mailing address
5862 W 3RD ST STE #305, LOS ANGELES, CA 90036-2837
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2024
$12,174,000
Dudley Oaks LLC
Puente Hills Land Venture LLC
Grant Deed
—
Aug 29, 2024
$156,000,000
Puente Hillis Land Venture LLC
Newage Phm LLC
Grant Deed
$115,000,000 · Hankey Capital LLC
Aug 21, 2017
—
Newage Phm LLC
—
Grant Deed
related
$70,000,000 · East West Bk
Dec 18, 2014
$40,000,000
Newage Phm LLC
Puente Hills Mall LLC
Grant Deed
—
Dec 18, 2014
—
Newage Phm LLC
Puente Hilsl Mall LLC
Grant Deed
related
$75,000,000 · Miscellaneous Ins Co
—
—
Puente Hills Mall LLC
—
Deed Of Trust
related
$60,000,000 · Midland National Life Ins
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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