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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Retail space
222 Foothill Blvd Glendora, CA 91741-3356
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0248533
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1926
Construction
WOOD
Total area
1,656 SF
Lot
0.09 ac (3,773 SF)
Zoning code
GDC3
APN
8638-025-004
UPID
US10-0248533
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
$745k
CAP Approach
CAP
$565k
Comparable Approach
Comparable
$776k
Blend (final)
Blend
$740k
Owner & transaction history
Robert N Flanders · 2 yrs held
Robert N Flanders
since 2023
Last sale
$735,007
7 recorded transactions
Zoning & alternative use
GDC3 · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+76.5%
Auto repair, garage
$765,000
+34.2%
Medical building
$755,000
+31.9%
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
$745,000
ML approach
$745,000
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
RETAIL STORES
$570,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,010,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$765,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$510,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$485,000
Change: -15% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $735k (Aug 21 2023)
Last sale anchor
$735k
Aug 21 2023
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
$447 / 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
$8,876
Tax year 2024
Assessed value
$735,000
Assessed 2024
Previous assessed
$735,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$515,000
Assessed improvement
$220,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1926
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
1,656 SF
Lot
0.09 ac (3,773 SF)
Zoning code
GDC3
APN
8638-025-004
UPID
US10-0248533
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC3 · Glendora, CA
Zoning GDC3 · permitted uses
GDC3 · 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
RETAIL STORES Current
Est. value
$570,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$765,000
MEDICAL BUILDING
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$510,000
WAREHOUSE, STORAGE
Est. value
$485,000
OFFICE BUILDING
Est. value
$475,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1926
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Robert N Flanders
Individual
Free & Clear · 2 yrs held
Mailing address
1947 CUMBERLAND RD, GLENDORA, CA 91741-3905
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2023
$735,000
Robert N Flanders
Alpat LLC
Grant Deed
—
Dec 22, 2016
—
Alpat LLC
Alpat LLC
Quit Claim Deed
related
—
Oct 19, 2011
—
Graue-allen Vivian Trust
Graue-allen,vivian B
Quit Claim Deed
related
—
Apr 21, 2006
—
Alpat LLC
Patton,cathleen D
Grant Deed
—
Apr 12, 2006
—
Alpat LLC
Patton,cathleen D
Grant Deed
related
—
Mar 14, 2006
—
Cathleen D Patton
Patton,richard K
Quit Claim Deed
related
—
Mar 14, 2006
$540,000
Cathleen D Patton
The Aguirre Family Trust
Grant Deed
$405,000 · Wells Fargo Bank NA
May 6, 2003
—
Aguirre,tr
Aguirre,jamie & Melba A
Quit Claim Deed
related
—
Nov 15, 1993
—
Aguirre,walter E&shirley A Co-
Aguirre,w E&s A
Quit Claim 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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