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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Retail space
16731 Arrow Hwy Azusa, CA 91702-5200
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7598650
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
TILT-UP CONCRETE
Total area
4,887 SF
Lot
0.16 ac (7,040 SF)
Zoning code
LCC2*
APN
8619-014-026
UPID
US09-7598650
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
$1.20M
CAP Approach
CAP
$1.67M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.22M
Owner & transaction history
Lightroom LLC · 1 yrs held
Lightroom LLC
since 2024
Last sale
$875,000
7 recorded transactions
Zoning & alternative use
LCC2* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+12.6%
Commercial (general)
$1.5M
+2.7%
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 Azusa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Azusa 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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
$1,800,000
6.5%
$1,665,000
7%
$1,545,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,470,000
Current use
AUTO REPAIR, GARAGE
$1,655,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,510,000
Change: +3% · Conversion: Easy
OFFICE BUILDING
$1,255,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $875k (Sep 10 2024)
Last sale anchor
$875k
Sep 10 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
$249 / 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
$11,718
Tax year 2024
Assessed value
$896,719
Assessed 2024
Previous assessed
$896,719
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$371,422
Assessed improvement
$525,297
Applied tax rate
2.0000
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
4,887 SF
Lot
0.16 ac (7,040 SF)
Zoning code
LCC2*
APN
8619-014-026
UPID
US09-7598650
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Azusa, CA
Zoning LCC2* · permitted uses
LCC2* · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Azusa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Lightroom LLC
Entity
Mailing address
2567 W LUGARO LN, ANAHEIM, CA 92801-5003
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
—
Lightroom LLC
—
Deed
related
—
Dec 16, 2024
—
Lightroom LLC
—
Deed
related
—
Dec 10, 2024
$875,000
Lightroom LLC
Jyp Investments Of California LLC
Grant Deed
$510,000 · Thomas And June Lim Family Trust
Jun 22, 2021
$1,200,000
Jvp Investments LLC
Global Dena 626 LLC
Grant Deed
—
Nov 19, 2019
$1,200,000
Global Dena 626 LLC
Azusa Club Investments LLC
Grant Deed
$478,000 · Group 25 Holdings LLC
Jun 12, 2018
—
Azusa Club Investments LLC
—
Deed
related
$690,000 · Kao Lin Capital Funding LLC
May 25, 2017
—
Jenny Chen
—
Deed
related
$400,000 · Eastern International Bank
Mar 28, 2007
$780,000
Jenny Chen
Hisia INC
Grant Deed
$490,000 · Hsbc Bank USA
Mar 28, 2007
—
Jenny Chen
Li,chaoyang
Quit Claim Deed
related
—
May 28, 2002
$430,000
Lily Y Sun
Kao,george
Grant Deed
$300,100 · Standard Savings Bank
Dec 1, 1993
$280,000
L & K Investment Group
Federal Deposit
Grant Deed
$210,000 · Federal Depository Ins Corp
Sep 18, 1992
—
Federal Deposit Insurance Corp
—
Deed Of Trust
related
—
Jul 22, 1992
$333,100
Federal Deposit Insurance Corp
A,gross M Gross
Trustees Deed
related
—
Jan 19, 1989
$200,000
Amador David L
Uribe 1158351 09
Grant Deed
$100,000 · Los Angeles National Bank
—
—
Jenny Chen
—
Deed Of Trust
related
$450,000 · Los Angeles National 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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