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Property profile & analytics
OFF-MARKET
Estimated value
$6,510,000
Office buildings
2210 Rte 66, Glendora, CA 91740-4661
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8617838
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
TILT-UP CONCRETE
Total area
23,278 SF
Lot
2.02 ac (87,956 SF)
Zoning code
GDC_RT66SP
APN
8654-016-016
UPID
US09-8617838
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
-
Vicenti Lloyd & Stutzman LLP Accounting Firm Tax Preparation
-
Robert & Gutierrez Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.51M
CAP Approach
CAP
$8.35M
Comparable Approach
Comparable
$9.03M
Blend (final)
Blend
$6.51M
Owner & transaction history
Barbary Coast LLC · 4 yrs held
Barbary Coast LLC
since 2022
Last sale
$6.5M
4 recorded transactions
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.8M
+60.8%
Medical building
$10.6M
+58.0%
Retail stores
$8.0M
+19.9%
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 Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora 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
$6,540,000
ML approach
$6,505,000
CAP Approach
CAP Return
Estimation
6%
$9,045,000
6.5%
$8,350,000
7%
$7,755,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,695,000
Current use
AUTO REPAIR, GARAGE
$10,765,000
Change: +61% · Conversion: Difficult
MEDICAL BUILDING
$10,580,000
Change: +58% · Conversion: Easy
RETAIL STORES
$8,025,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,190,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$6,840,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$6.51M
Range $5.86M – $7.16M · ±10% · vs last sale $6.50M (Mar 2 2022)
Last sale anchor
$6.50M
Mar 2 2022
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
$280 / 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
$82,539
Tax year 2024
Assessed value
$6,762,600
Assessed 2024
Previous assessed
$6,762,600
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$3,641,400
Applied tax rate
4.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
23,278 SF
Lot
2.02 ac (87,956 SF)
Zoning code
GDC_RT66SP
APN
8654-016-016
UPID
US09-8617838
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Zoning GDC_RT66SP · permitted uses
GDC_RT66SP · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$10.8M
MEDICAL BUILDING
Est. value
$10.6M
RETAIL STORES
Est. value
$8.0M
COMMERCIAL (GENERAL)
Est. value
$7.2M
WAREHOUSE, STORAGE
Est. value
$6.8M
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.02 ac
Current owner
From public records · entity-resolved
Barbary Coast LLC
Entity
Mailing address
220 CAMINO AL LAGO, ATHERTON, CA 94027-5453
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2022
$6,500,000
Barbary Coast LLC
Route 66 Cpas LLC
Grant Deed
—
May 24, 2019
—
Route 66 Cpas LLC
—
Deed
related
$1,773,590 · Compass Bk
—
—
Route 66 Cpas LLC
—
Loan Modification
related
$1,773,590 · Compass Bk
—
—
Route 66 Cpas LLC
—
Deed Of Trust
related
$1,881,791 · Union 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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