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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Turn key restaurants
21130 Golden Spgs Dr Diamond Bar, CA 91789-3923
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0246263
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1974
Construction
WOOD
Total area
3,871 SF
Lot
0.82 ac (35,642 SF)
Zoning code
LCC2BE*
APN
8763-006-022
UPID
US10-0246263
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
$795k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$601k
Blend (final)
Blend
$735k
Owner & transaction history
Anna Mae Malkhasian · 1 yrs held
Anna Mae Malkhasian
since 2025
Last sale
$800,000
5 recorded transactions
Zoning & alternative use
LCC2BE* · Diamond Bar, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+6.8%
Auto repair, garage
$1.2M
+4.1%
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 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
$735,000
ML approach
$795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,190,000
Current use
COMMERCIAL (GENERAL)
$1,270,000
Change: +7% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,240,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $800k (Feb 11 2025)
Last sale anchor
$800k
Feb 11 2025
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
$190 / 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
$21,905
Tax year 2024
Assessed value
$1,158,652
Assessed 2024
Previous assessed
$1,158,652
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$724,160
Assessed improvement
$434,492
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,871 SF
Lot
0.82 ac (35,642 SF)
Zoning code
LCC2BE*
APN
8763-006-022
UPID
US10-0246263
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2BE* · Diamond Bar, CAZoning LCC2BE* · permitted uses
LCC2BE* · Diamond Bar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Anna Mae Malkhasian
Individual
Free & Clear · 1 yrs held
Mailing address
11534 DELLMONT DR, TUJUNGA, CA 91042-1113
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
—
Anna Mae Malkhasian
Anna M Malkhasian
Deed
related
—
May 12, 2022
—
Anna M Malkhasian
Gary Kirakos Malkhasian
Affidavit Death Of Trustee/successor Trustee
related
—
Jan 23, 2004
—
Shaunt,tr
Malkjasian,gary K & Anna M
Grant Deed
related
—
Sep 24, 2001
$800,000
Gary K Malkhasian
Clc Walnut Ltd
Grant Deed
—
May 25, 1994
—
C L C Walnut Ltd
—
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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