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Property profile & analytics
OFF-MARKET
Estimated value
$22,230,000
Office buildings
1850 Azusa Ave Hacienda Heights, CA 91745-6813
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8517895
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1987
Construction
STEEL FRAME
Total area
53,393 SF
Lot
2.47 ac (107,577 SF)
Zoning code
LCC3BE*
APN
8295-012-162
UPID
US09-8517895
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
by Request
CAP Approach
CAP
$19.16M
Comparable Approach
Comparable
$24.33M
Blend (final)
Blend
$22.23M
Owner & transaction history
Pih Health INC · 6 yrs held
Pih Health INC
since 2019
2 recorded transactions
Zoning & alternative use
LCC3BE* · Hacienda Heights, 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 Hacienda Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hacienda Heights 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%
$20,750,000
6.5%
$19,155,000
7%
$17,785,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$28,985,000
Current use
RESTAURANT
$26,340,000
Change: -9% · Conversion: Moderate
MEDICAL BUILDING
$24,270,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$22.23M
Range $20.01M – $24.45M · ±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
$416 / 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
$81,527
Tax year 2024
Assessed value
$15,420,000
Assessed 2024
Previous assessed
$15,420,000
+0.0% YoY
Effective rate
0.53%
On assessed value
Assessed land
$2,600,000
Assessed improvement
$12,820,000
Applied tax rate
8.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
53,393 SF
Lot
2.47 ac (107,577 SF)
Zoning code
LCC3BE*
APN
8295-012-162
UPID
US09-8517895
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3BE* · Hacienda Heights, CA
Zoning LCC3BE* · permitted uses
LCC3BE* · Hacienda Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hacienda Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$29.0M
RESTAURANT
Est. value
$26.3M
MEDICAL BUILDING
Est. value
$24.3M
OFFICE BUILDING Current
RESTAURANT
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
1987
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
2.47 ac
Current owner
From public records · entity-resolved
Pih Health INC
Entity
Free & Clear · 6 yrs held
Mailing address
12401 WASHINGTON BLVD, WHITTIER, CA 90602-1006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2019
—
Pih Health INC
Interhealth Corp
Quit Claim Deed
related
—
Mar 22, 1994
—
Interhealth Corp
—
Deed Of Trust
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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