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Property profile & analytics
OFF-MARKET
Estimated value
$2,240,000
Office buildings
221 San Dimas Ave, San Dimas, CA 91773-2664
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-7598649
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1982
Construction
WOOD
Total area
6,250 SF
Lot
0.16 ac (7,127 SF)
Zoning code
SDAPCC*
APN
8387-015-025
UPID
US09-7598649
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
-
San Dimas Surgical Institute Physician
-
Tubal Ligation Reversal Surgery Physician
-
Global Home Hospice Service Inc. Home Health Care Service Hospice
-
Colonoscopy procedure Medical Clinic
-
Industrial Janitor Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.32M
CAP Approach
CAP
$2.24M
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$2.24M
Owner & transaction history
Rachel Ruby Wray Holdings LLC · 6 yrs held
Rachel Ruby Wray Holdings LLC
since 2020
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
SDAPCC* · San Dimas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+43.4%
Medical building
$2.8M
+40.9%
Retail stores
$2.4M
+18.8%
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 San Dimas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Dimas 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
$2,730,000
ML approach
$2,320,000
CAP Approach
CAP Return
Estimation
6%
$2,430,000
6.5%
$2,240,000
7%
$2,080,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,015,000
Current use
AUTO REPAIR, GARAGE
$2,890,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$2,840,000
Change: +41% · Conversion: Easy
RETAIL STORES
$2,395,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,930,000
Change: -4% · Conversion: Easy
WAREHOUSE, STORAGE
$1,835,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.24M
Range $2.02M – $2.46M · ±10% · vs last sale $2.11M (May 15 2020)
Last sale anchor
$2.11M
May 15 2020
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
$358 / 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
$20,704
Tax year 2024
Assessed value
$1,583,639
Assessed 2024
Previous assessed
$1,583,639
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$566,121
Assessed improvement
$1,017,518
Applied tax rate
12.0000
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
1982
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
6,250 SF
Lot
0.16 ac (7,127 SF)
Zoning code
SDAPCC*
APN
8387-015-025
UPID
US09-7598649
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDAPCC* · San Dimas, CA
Zoning SDAPCC* · permitted uses
SDAPCC* · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Dimas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.8M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1982
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Rachel Ruby Wray Holdings LLC
Entity
Mailing address
221 N SAN DIMAS AVE, SAN DIMAS, CA 91773-2664
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2020
—
Rachel Ruby Wray Holdings LLC
—
Deed
related
$1,055,000 · Jp Morgan Chase Bk
Aug 10, 2020
—
Rachel Ruby Wray Holdings LLC
—
Deed
related
$869,000 · California Statewide Certified
May 15, 2020
—
Rachel Ruby Wray Holdings LLC
Darla Drendel
Quit Claim Deed
related
—
Nov 13, 2019
$2,110,000
Darla R Drendel
Emelita Cananea
Grant Deed
$1,055,000 · Jpmorgan Chase Bank NA
Nov 13, 2019
—
Emelita Cananea
Zacarias B Cananea
Affidavit Of Death
related
—
Feb 25, 2010
—
Zacarias Cananea
Diel,myrna V
Grant Deed
—
Jul 11, 2006
—
Myrna V Diel
Diel,wilbert
Quit Claim Deed
related
—
Jul 11, 2006
$1,530,000
Zacarias B Cananea
Heritage Medical Property LLC
Grant Deed
$765,000 · Wells Fargo Bank NA
Apr 19, 2002
$700,000
Heritage Medical Property LLC
Rosagen Family LP
Grant Deed
$300,000 · Smaldino Trust
Aug 24, 1998
—
Jennifer J Vilora
Sgv Healthcare Servs,
Grant Deed
related
—
Jul 26, 1996
$660,500
Sgv Healthcare Services INC
Paracelsus Real Estate Corp
Grant Deed
$207,654 · Seller
Apr 2, 1993
$648,000
Paracelsus Real Estate Co
Viloria,jose B &
Grant Deed
—
—
—
Rachel Ruby Wray Holdings LLC
—
Deed Of Trust
related
$1,055,000 · Jp Morgan Chase Bk
—
—
Rachel Ruby Wray Holdings LLC
—
Deed Of Trust
related
$869,000 · California Statewide Certified
—
—
Issa Hawara
—
Deed Of Trust
related
$450,000 · Sam Smaldino
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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