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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Office buildings
2248 D St, La Verne, CA 91750-5403
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0355355
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1915
Construction
TILT-UP CONCRETE
Total area
1,875 SF
Lot
0.07 ac (3,247 SF)
Zoning code
LVCPD*
APN
8377-015-009
UPID
US10-0355355
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
-
La Verne Optometry Physician
-
Connie C. Liu, OD Physician
-
Donald Guido Physician
-
Brian Alva Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
$675k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
Brian Alva · 3 yrs held
Brian Alva
since 2022
Last sale
$645,000
4 recorded transactions
Zoning & alternative use
LVCPD* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$865,000
+3.1%
Medical building
$850,000
+1.4%
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 La Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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
$650,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$675,000
7%
$625,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$840,000
Current use
AUTO REPAIR, GARAGE
$865,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$850,000
Change: +1% · Conversion: Easy
RETAIL STORES
$720,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $645k (Aug 5 2022)
Last sale anchor
$645k
Aug 5 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
$341 / 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
$8,329
Tax year 2024
Assessed value
$691,567
Assessed 2024
Previous assessed
$691,567
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$493,211
Assessed improvement
$198,356
Applied tax rate
5.0000
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
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,875 SF
Lot
0.07 ac (3,247 SF)
Zoning code
LVCPD*
APN
8377-015-009
UPID
US10-0355355
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVCPD* · La Verne, CA
Zoning LVCPD* · permitted uses
LVCPD* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$865,000
MEDICAL BUILDING
Est. value
$850,000
RETAIL STORES
Est. value
$720,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Brian Alva
Individual
Free & Clear · 3 yrs held
Mailing address
4640 N GLN ARDEN AVE, COVINA, CA 91724-2318
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
Aug 5, 2022
—
Brian Alva
Grace Alva
Intrafamily Transfer
related
—
Oct 18, 2019
$645,000
Brian M Alva
Guida D J & Guido D J Trust
Grant Deed
$580,500 · Guido D J & D J Trust (pt)
Jul 24, 2002
—
Guido,donald J & Diane J Tr
Guido,d J & D J
Quit Claim Deed
related
—
May 30, 1991
$232,000
Donald G Guido
Buckwalter,dale
Grant Deed
$232,000 · Seller
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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