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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Retail space
20885 Golden Spgs Dr Diamond Bar, CA 91789-3805
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8710466
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
WOOD
Total area
9,945 SF
Lot
0.65 ac (28,195 SF)
Zoning code
LCCPD*
APN
8763-007-008
UPID
US09-8710466
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
$2.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.59M
Owner & transaction history
Wang,leo L 2007 Living Trust · 7 yrs held
Wang,leo L 2007 Living Trust
since 2019
5 recorded transactions
Zoning & alternative use
LCCPD* · Diamond Bar, 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 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%
$2,400,000
6.5%
$2,215,000
7%
$2,060,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,145,000
Current use
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±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
$159 / 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
$45,763
Tax year 2024
Assessed value
$3,436,231
Assessed 2024
Previous assessed
$3,436,231
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,983,871
Assessed improvement
$1,452,360
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
9,945 SF
Lot
0.65 ac (28,195 SF)
Zoning code
LCCPD*
APN
8763-007-008
UPID
US09-8710466
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCPD* · Diamond Bar, CA
Zoning LCCPD* · permitted uses
LCCPD* · 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
RETAIL STORES Current
Est. value
$2.1M
RETAIL STORES Current
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
1979
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Wang,leo L 2007 Living Trust
Trust
Free & Clear · 7 yrs held
Mailing address
969 EDGEWATER BLVD350G, FOSTER CITY, CA 94404
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2019
—
Wang,leo L 2007 Living Trust
Ub Properties Series 4 LLC
Quit Claim Deed
—
May 27, 2015
—
Ub Properties Series 4 LLC
Wang L 2007 Living Trust
Grant Deed
—
Sep 10, 1991
$2,475,000
Diamond Properti
Hillcrest Partne
Grant Deed
—
—
—
Diamond Properties INC
—
Deed Of Trust
related
$1,450,000 · Century Bank
—
—
Vanguard Partner
—
Deed Of Trust
related
$180,000 · Centennial Bank
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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