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Property profile & analytics
OFF-MARKET
Estimated value
$4,510,000
Investment properties
20855 Golden Spgs Dr Diamond Bar, CA 91789-3800
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-7580746
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2002
Construction
TILT-UP CONCRETE
Total area
12,998 SF
Lot
0.83 ac (36,130 SF)
Zoning code
LCC3DP*
APN
8763-007-026
UPID
US09-7580746
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
$2.76M
Comparable Approach
Comparable
$6.21M
Blend (final)
Blend
$4.51M
Owner & transaction history
Double Five Investment LLC · 11 yrs held
Double Five Investment LLC
since 2015
7 recorded transactions
Zoning & alternative use
LCC3DP* · Diamond Bar, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.9M
+38.6%
Office building
$5.2M
+22.0%
Warehouse, storage
$4.9M
+15.4%
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 Diamond Bar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Diamond Bar 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%
$2,990,000
6.5%
$2,760,000
7%
$2,560,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,265,000
Current use
MEDICAL BUILDING
$5,910,000
Change: +39% · Conversion: Easy
OFFICE BUILDING
$5,200,000
Change: +22% · Conversion: Easy
WAREHOUSE, STORAGE
$4,920,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,155,000
Change: -3% · Conversion: Difficult
RESTAURANT
$3,995,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.51M
Range $4.06M – $4.96M · ±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
$347 / 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
$59,533
Tax year 2024
Assessed value
$4,477,475
Assessed 2024
Previous assessed
$4,477,475
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$2,003,080
Assessed improvement
$2,474,395
Applied tax rate
14.0000
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
12,998 SF
Lot
0.83 ac (36,130 SF)
Zoning code
LCC3DP*
APN
8763-007-026
UPID
US09-7580746
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3DP* · Diamond Bar, CA
Zoning LCC3DP* · permitted uses
LCC3DP* · Diamond Bar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Diamond Bar. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$5.9M
OFFICE BUILDING
Est. value
$5.2M
WAREHOUSE, STORAGE
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RESTAURANT
Est. value
$4.0M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RESTAURANT
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Double Five Investment LLC
Entity
Mailing address
20855 GOLDEN SPGS DR STE #200, WALNUT, CA 91789-3800
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2020
—
Double Five Investment LLC
—
Deed
related
$350,000 · East West Bank
Jan 22, 2015
$3,800,000
Double Five Investment LLC
A & R West Family LLC
Grant Deed
$2,000,000 · East West Bank
Feb 28, 2003
$3,000,000
A & R West Family LLC
Golden Diamond Star LLC
Grant Deed
$1,999,500 · Kaiser Federal Bank
Jan 29, 2002
—
Golden Star LLC
—
Trustees Deed
related
$1,250,000 · Preferred Bank
May 1, 2001
—
Michaels,josephine H Tr
Michaels,j H Tr
Quit Claim Deed
related
—
May 1, 2001
$875,000
Golden Diamond Star LLC
Michaels Trust
Grant Deed
—
Nov 12, 1998
$535,000
Michaels,josephine H Tr
—
Grant Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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