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Property profile & analytics
OFF-MARKET
Estimated value
$2,885,000
Drive through restaurants
16920 Gladstone St Azusa, CA 91702-4232
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6419011
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1979
Construction
WOOD
Total area
4,280 SF
Lot
0.44 ac (19,203 SF)
Zoning code
LCC3*
APN
8619-005-075
UPID
US09-6419011
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
$2.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.85M
Blend (final)
Blend
$2.89M
Owner & transaction history
Morgan Capital Investments Group Ll · 2 yrs held
Morgan Capital Investments Group Ll
since 2023
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
LCC3* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.2M
+64.5%
Medical building
$1.9M
+1.2%
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
$2,850,000
ML approach
$2,735,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,925,000
Current use
WAREHOUSE, STORAGE
$3,160,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$1,945,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.89M
Range $2.60M – $3.17M · ±10% · vs last sale $3.00M (Oct 5 2023)
Last sale anchor
$3.00M
Oct 5 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
$674 / 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
$37,427
Tax year 2024
Assessed value
$3,121,200
Assessed 2024
Previous assessed
$3,121,200
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,091,204
Assessed improvement
$1,029,996
Applied tax rate
12.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
8
Bathrooms
8
Total area
4,280 SF
Lot
0.44 ac (19,203 SF)
Zoning code
LCC3*
APN
8619-005-075
UPID
US09-6419011
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Azusa, CA
Zoning LCC3* · permitted uses
LCC3* · 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
RESTAURANT Current
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$1.9M
RESTAURANT Current
WAREHOUSE, STORAGE
MEDICAL 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
1979
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
8
Bathrooms
8
Lot
0.44 ac
Current owner
From public records · entity-resolved
Morgan Capital Investments Group Ll
Entity
Mailing address
16940 E GLADSTONE ST, AZUSA, CA 91702-4238
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Morgan Capital Investments Group Ll
—
Deed
related
$600,000 · P Mojaver Trust
Oct 5, 2023
—
Morgan Capital Investments Group Ll
Morgan Capital Investments Group Ll
Intrafamily Transfer
related
$4,497,000 · Neighborhood National Bank
Oct 7, 2022
—
Morgan Capital Investments Group Ll
—
Deed
related
$1,500,000 · A&p Mojaver Trust
Jun 30, 2022
$3,000,000
Morgan Capital Investments Group Ll
Mario P Perez
Grant Deed
—
Jan 16, 2015
—
Mario P Perez
Perez,mario P
Quit Claim Deed
related
—
Nov 21, 2014
—
Perez Mario P
Perez,mario P
Quit Claim Deed
related
—
May 25, 2011
—
Mario P Perez
Perez,teresa
Quit Claim Deed
related
—
Feb 15, 2011
—
Mario P Perez
Perez,teresa
Quit Claim Deed
related
$425,000 · Golden Security Bank
Dec 18, 2000
$450,000
Mario P Perez
Granato,albert D & Edith
Grant Deed
$210,000 · Seller
Oct 27, 1988
—
Albert D Granato
—
Deed Of Trust
related
$178,750 · Foothill Independent Bank
—
—
Teresa Perez
—
Deed Of Trust
related
$3,500 · Frank Salz
May 23, 1966
—
—
—
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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