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Property profile & analytics
OFF-MARKET
Estimated value
$2,530,000
Investment properties
180 Glendora Ave Glendora, CA 91741-4301
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-9203716
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
13,913 SF
Lot
0.24 ac (10,451 SF)
Zoning code
GDC1CC*
APN
8638-015-021
UPID
US09-9203716
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
Current use
Occupant on record · Public records
-
The Ice Cream Shop Grocery & Convenience Store Specialty Food Shop
-
TVM Commercial Realty Group, Inc. Real Estate Agency
-
The Icecream Place Grocery & Convenience Store Specialty Food Shop
-
Huntington Escrow Bank Loan Service
-
PrimeLending - Glendora - Janna Hirth- NMLS 292596 Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.53M
Owner & transaction history
The Village Courtyard INC · 11 yrs held
The Village Courtyard INC
since 2015
6 recorded transactions
Zoning & alternative use
GDC1CC* · Glendora, 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 Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora 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
WAREHOUSE, STORAGE
$4,090,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$4,000,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$2.53M
Range $2.28M – $2.78M · ±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
$182 / 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
$35,121
Tax year 2024
Assessed value
$2,803,439
Assessed 2024
Previous assessed
$2,803,439
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$315,685
Assessed improvement
$2,487,754
Applied tax rate
4.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
13,913 SF
Lot
0.24 ac (10,451 SF)
Zoning code
GDC1CC*
APN
8638-015-021
UPID
US09-9203716
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC1CC* · Glendora, CA
Zoning GDC1CC* · permitted uses
GDC1CC* · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.0M
WAREHOUSE, STORAGE
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.24 ac
Current owner
From public records · entity-resolved
The Village Courtyard INC
Entity
Mailing address
1242 PO BOX 3RD AVE STE #11, CLAREMONT, CA 91711-0003
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2025
—
The Village Courtyard INC
—
Deed
related
$1,000,000 · Frank M Artura
Mar 31, 2015
—
The Village Courtyard INC
The Village Courtyard INC
Intrafamily Transfer
related
$2,350,000 · Wells Fargo Bank NA
Aug 23, 2006
—
Village Courtyard LLC
—
Trustees Deed
related
$2,320,000 · California National Bank
Oct 27, 2004
—
Village Courtyard LLC
Artura,frank
Grant Deed
related
—
Sep 24, 1998
—
Frank Artura
Artura,r
Quit Claim Deed
related
—
Oct 22, 1990
$100,000
Margaret Curley
Kelly Michael
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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