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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Office buildings
2443 Foothill Blvd La Verne, CA 91750-3028
Trust Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6809481
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
2,986 SF
Lot
0.21 ac (9,237 SF)
Zoning code
LVCPD*
APN
8666-017-019
UPID
US09-6809481
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
-
Dr. Ken J Boyer, Optometrist Physician
-
Briscoe Tom Ophthalmologist (Bike/Boat/Book/etc) Store
-
Brian Boyer Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$875k
Owner & transaction history
Boyer,kenneth & L Living Trust · 12 yrs held
Boyer,kenneth & L Living Trust
since 2014
7 recorded transactions
Zoning & alternative use
LVCPD* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+3.1%
Medical building
$1.4M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,160,000
6.5%
$1,070,000
7%
$995,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,340,000
Current use
AUTO REPAIR, GARAGE
$1,380,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,355,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,145,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$293 / 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
$9,706
Tax year 2024
Assessed value
$735,170
Assessed 2024
Previous assessed
$735,170
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$337,076
Assessed improvement
$398,094
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,986 SF
Lot
0.21 ac (9,237 SF)
Zoning code
LVCPD*
APN
8666-017-019
UPID
US09-6809481
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVCPD* · La Verne, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Boyer,kenneth & L Living Trust
Trust
Mailing address
1010 FULLER DR, CLAREMONT, CA 91711-1496
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2014
—
Boyer,kenneth & L Living Trust
Boyer,kenneth J & Linda Ann
Quit Claim Deed
related
—
Sep 19, 2013
—
Kenneth J Boyer
Bladh T & C 2008 Trust
Quit Claim Deed
$536,320 · Bank Of America
Mar 7, 2008
—
Bladh Taylor & C Living Trust
Bladh,taylor W & Cheryl
Quit Claim Deed
related
—
Dec 31, 2003
$415,000
Kenneth J Boyer
Adams,thomas L & Andrea K
Grant Deed
$304,000 · Vision One Cu
Jun 23, 2000
—
Thomas L Adams
—
Grant Deed
related
$707,400 · Vineyard National Bank
Jun 28, 1991
$360,000
Adams Thomas L
Parham,robert
Grant Deed
—
—
—
Kenneth Boyer
—
Deed Of Trust
related
$600,000 · Bank Of America
—
—
Thomas L Adams
—
Deed Of Trust
related
$755,000 · Vineyard 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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