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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Office buildings
180 Pennsylvania Ave, Glendora, CA 91741-3314
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-8670626
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
TILT-UP CONCRETE
Total area
5,116 SF
Lot
0.71 ac (31,070 SF)
Zoning code
GDCCAP
APN
8638-018-010
UPID
US09-8670626
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
-
Law Offices of Christopher B. Johnson Law Firm
-
Graves Financial Wealth Management Financial Advisor
-
Valarie Cooke Insurance Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$706k
Blend (final)
Blend
$1.11M
Owner & transaction history
North Pennsylvania LLC · 1 yrs held
North Pennsylvania LLC
since 2025
7 recorded transactions
Zoning & alternative use
GDCCAP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+19.9%
Commercial (general)
$1.6M
+7.4%
Warehouse, storage
$1.5M
+2.1%
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
OFFICE BUILDING
$1,470,000
Current use
RETAIL STORES
$1,765,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,580,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$1,505,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$217 / 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
$16,299
Tax year 2024
Assessed value
$1,208,418
Assessed 2024
Previous assessed
$1,208,418
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$620,461
Assessed improvement
$587,957
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,116 SF
Lot
0.71 ac (31,070 SF)
Zoning code
GDCCAP
APN
8638-018-010
UPID
US09-8670626
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDCCAP · Glendora, CA
Zoning GDCCAP · permitted uses
GDCCAP · 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
OFFICE BUILDING Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.5M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.71 ac
Current owner
From public records · entity-resolved
North Pennsylvania LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 426, GLENDORA, CA 91740-0426
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2025
—
North Pennsylvania LLC
Sandra Graves
Grant Deed
—
Dec 4, 2020
—
Graves Family Trust
Robert O Graves
Correction Deed
related
—
Dec 29, 2000
$30,000
Graves Trust
Lucas Trust
Grant Deed
related
—
Jan 30, 1996
—
Robert D Keijonen
Keijonen,r D & P E Trustees
Quit Claim Deed
related
—
Jun 14, 1995
—
Keijonen Trust
Campbell,robert E
Grant Deed
$17,971 · Seller
Apr 21, 1995
—
Graves Trust
Campbell,robert E
Grant Deed
$17,971 · Seller
—
—
Graves Trust
—
Deed Of Trust
related
$560,000 · Foothill Independent Bank
—
—
Robert O Graves
—
Deed Of Trust
related
$490,000 · Foothill Independent Bank
—
—
Keijonen Family Trust
—
Deed Of Trust
related
$720,000 · 180 North Pennsylvania Td LLC
—
—
Lucas Trust
—
Deed Of Trust
related
$53,912 · Individual
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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