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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Investment properties
20373 Vly Blvd Walnut, CA 91789-2601
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9324164
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2013
Construction
WOOD
Total area
6,600 SF
Lot
0.59 ac (25,554 SF)
Zoning code
WAM1*
APN
8722-038-024
UPID
US09-9324164
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
-
Ashley LuTran - Your Home Sold Guaranteed Real Estate Agency
-
Natura total beauty salon Hair Salon Nail Salon
-
MPAB Fashion Clothing & Fashion Store
-
Starbucks Cafe & Coffee Shop
-
LA TECH REPAIRS Cell Phone Repair & Computer Repair Tech Support Center IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$1.73M
Owner & transaction history
Lemon Valley LLC · 15 yrs held
Lemon Valley LLC
since 2011
7 recorded transactions
Zoning & alternative use
WAM1* · Walnut, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+24.0%
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 Walnut submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Walnut 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%
$2,230,000
6.5%
$2,055,000
7%
$1,910,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,040,000
Current use
RETAIL STORES
$2,530,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$1.73M
Range $1.55M – $1.90M · ±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
$261 / 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
$30,137
Tax year 2024
Assessed value
$2,240,918
Assessed 2024
Previous assessed
$2,240,918
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,098,934
Assessed improvement
$1,141,984
Applied tax rate
9.0000
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
2013
Construction
WOOD
Heating
NONE
Stories
1
Units
6
Total area
6,600 SF
Lot
0.59 ac (25,554 SF)
Zoning code
WAM1*
APN
8722-038-024
UPID
US09-9324164
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WAM1* · Walnut, CA
Zoning WAM1* · permitted uses
WAM1* · Walnut, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Walnut. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2013
Construction
WOOD
Heating
NONE
Stories
1
Units
6
Lot
0.59 ac
Current owner
From public records · entity-resolved
Lemon Valley LLC
Entity
Mailing address
650 CAMINO DE GLORIA, WALNUT, CA 91789-2613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2021
—
Lemon Valley LLC
—
Deed
related
$1,600,000 · East West Bank
Jan 30, 2017
—
Lemon Valley LLC
—
Deed
related
$1,713,000 · Gbc Int'l Bk
Mar 21, 2011
$850,000
Lemon Valley LLC
Union Oil Co Of California
Grant Deed
—
Jun 11, 1997
—
Comino John C
Comino,j C
Quit Claim Deed
related
—
Apr 18, 1992
—
Comino,john C Tr
—
Deed Of Trust
related
—
—
—
Lemon Valley LLC
—
Loan Modification
related
$1,093,390 · First Com'l Bk
—
—
Lemon Valley LLC
—
Loan Modification
related
$1,713,000 · Gbc Int'l Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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