Entity Owned 
For Sale
1 / 2
$3,250,000
170 E Arrow Hwy, San Dimas, CA 91773
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
TILT-UP CONCRETE
Total area
11,559 SF
Lot
0.27 ac (11,877 SF)
Zoning code
SDM1*
APN
8382-004-055
UPID
US09-9160772
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Professional Services Legal Services
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.15M
Comparable Approach
Comparable
$4.39M
Blend (final)
Blend
$3.85M
Owner & transaction history
since 2006
3 recorded transactions
Zoning & alternative use
SDM1* · San Dimas, CA
Top alternative use upside
Auto repair, garage
$5.3M
+43.4%
Medical building
$5.3M
+40.9%
Retail stores
$4.4M
+18.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 11 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.85M
Value range
$3.47M – $4.24M
±10% around blend
Estimated value / SF
$333 / SF
Confidence
High
11 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$3.47M
blend $3.85M
$4.24M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,559 SF
Lot area
0.27 ac
Year built
2006
Stories
1
APN
8382-004-055
Zoning
SDM1*
Assessed value
$2,885,420
Annual tax
$36,125
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.15M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.49M
@ 6.5% CAP return
$4.15M
@ 7% CAP return
$3.85M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$36,125
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.41M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.8 mi away · 9,317 SF
4.9 mi away · 8,430 SF
5.8 mi away · 11,562 SF
15.6 mi away · 10,203 SF
16.0 mi away · 10,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.85M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$323
+3%
Submarket 28 sales
$323
+3%
County 2758 sales
$449
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $333/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+43%
vs current-use indication
Medical Building
Retail Stores
Office Building · current use
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
8.39%
Selected cap rate for this office buildings
Derived from the San Dimas market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.39%
9.0%
NOI (est.)
$273k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.25M
Move the market yield to see immediate price impact.
Value / SF
$281
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.89%8.39%8.89%
$245k
$3.11M
$2.92M
$2.76M
$273k
$3.45M
$3.25M
$3.07M
$300k
$3.80M
$3.57M
$3.37M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$3.99M
4.8 mi · Dec 2025 · $368/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$36,125
Tax year 2024
Assessed value
$2,885,420
Assessed 2024
Previous assessed
$2,885,420
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,017,975
Assessed improvement
$1,867,445
Applied tax rate
16.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,559 SF
Lot
0.27 ac (11,877 SF)
Zoning code
SDM1*
APN
8382-004-055
UPID
US09-9160772
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDM1* · San Dimas, CAZoning SDM1* · permitted uses
SDM1* · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SDM1*
Jurisdiction
San Dimas, CA
Recorded code
SDM1*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SDM1* in San Dimas, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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