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Property profile & analytics
OFF-MARKET
Estimated value
$22,465,000
Apartment buildings
2421 Foothill Blvd La Verne, CA 91750-3001
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9226342
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Construction
WOOD
Total area
125,388 SF
Lot
8.88 ac (386,722 SF)
Zoning code
LVPR15A*
APN
8666-017-025
UPID
US09-9226342
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
-
Amber Ridge Apartments Apartment Building Apartment Complex
-
Fairmont Management Co Property Management Company
-
Dazzle Pressure Washing Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.47M
Owner & transaction history
Spectrum Pacwc West LLC · 2 yrs held
Spectrum Pacwc West LLC
since 2023
7 recorded transactions
Zoning & alternative use
LVPR15A* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$33,625,000
6.5%
$31,040,000
7%
$28,825,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$33,075,000
Current use
Blend value · Realmo final
$22.47M
Range $20.22M – $24.71M · ±10%
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
$179 / 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
$589,081
Tax year 2024
Assessed value
$49,416,118
Assessed 2024
Previous assessed
$49,416,118
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$12,840,616
Assessed improvement
$36,575,502
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
136
Total area
125,388 SF
Lot
8.88 ac (386,722 SF)
Zoning code
LVPR15A*
APN
8666-017-025
UPID
US09-9226342
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVPR15A* · La Verne, CAZoning LVPR15A* · permitted uses
LVPR15A* · La Verne, 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$33.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1973
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
136
Lot
8.88 ac
Current owner
From public records · entity-resolved
Spectrum Pacwc West LLC
Entity
Mailing address
550 CONTINENTAL BLVD STE #200, EL SEGUNDO, CA 90245-5063
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2023
—
Spectrum Pacwc West LLC
Amber Property Investments LLC
Deed
—
Jul 14, 2020
$49,700,000
Amber Pproperty Invs LLC
La Verne Partners LP
Grant Deed
$30,582,000 · Holliday Fenoglio Fowler
Sep 17, 1997
—
Nasch,ronald G Trustee
Nasch,r A
Quit Claim Deed
related
—
Oct 6, 1989
$8,600,000
Nasch Invs
Pledge To Progre
Trustees Deed
$6,560,000 · Columbia Savings & Loan
Oct 6, 1989
—
Patti A Wilson
Wilso
Quit Claim Deed
related
—
Oct 6, 1989
$21,000
Pledged Progress
Multiunits Mgmt
Trustees Deed
related
—
Oct 6, 1989
$21,500
Pledged Progress
Princ
Trustees Deed
related
—
Oct 6, 1989
$47,000
Pledge To Progre
Midexchange
Trustees Deed
related
—
Oct 6, 1989
$155,500
Pledged Progress
Multiunits Mgmt
Trustees Deed
related
—
Oct 6, 1989
$1,890,500
Pledged To Progr
Babu
Trustees Deed
related
—
Oct 6, 1989
$789,500
Ecb Props
Arit
Trustees Deed
related
—
Oct 6, 1989
$12,000
Dearmond Patrick
Fulto
Trustees Deed
related
—
—
—
La Verne Partners LP
—
Deed Of Trust
related
$4,200,000 · Jp Morgan Chase Bk
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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