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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Community centers
1625 Azusa Ave Hacienda Heights, CA 91745-3832
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8645296
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1977
Construction
TILT-UP CONCRETE
Total area
30,360 SF
Lot
0.64 ac (28,043 SF)
Zoning code
LCC2BE*
APN
8209-020-022
UPID
US09-8645296
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.84M
Owner & transaction history
Pacific Castle Colima I LLC · 10 yrs held
Pacific Castle Colima I LLC
since 2015
4 recorded transactions
Zoning & alternative use
LCC2BE* · Hacienda 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 Hacienda Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hacienda 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$8,890,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±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
$192 / 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
$107,855
Tax year 2024
Assessed value
$8,199,506
Assessed 2024
Previous assessed
$8,199,506
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,503,235
Assessed improvement
$6,696,271
Applied tax rate
6.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
30,360 SF
Lot
0.64 ac (28,043 SF)
Zoning code
LCC2BE*
APN
8209-020-022
UPID
US09-8645296
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2BE* · Hacienda Heights, CA
Zoning LCC2BE* · permitted uses
LCC2BE* · Hacienda Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hacienda Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$8.9M
RETAIL STORES
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
Pacific Castle Colima I LLC
Entity
Free & Clear · 10 yrs held
Mailing address
2601 MAIN ST STE #900, IRVINE, CA 92614-4232
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2025
—
Pacific Castle Colima I LLC
—
Deed
related
$45,000,000 · Argentic Real Estate Finance 2 LLC
Aug 5, 2015
—
Pacific Castle Colima I LLC
Pacific Castle Colima LP
Quit Claim Deed
—
Nov 17, 2004
—
Castle Colima Pacific
Bixby Ranch
Grant Deed
$31,875,000 · City Bank
Apr 30, 1969
—
Bixby Fred H Ranch Co
—
Grant Deed
related
—
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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