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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Office buildings
2445 Huntington Dr San Marino, CA 91108-2644
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8381846
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
TILT-UP CONCRETE
Total area
3,700 SF
Lot
0.15 ac (6,474 SF)
Zoning code
SOC1*
APN
5331-027-024
UPID
US09-8381846
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
$1.39M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.40M
Owner & transaction history
Chungi Wu · 4 yrs held
Chungi Wu
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
SOC1* · San Marino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+8.4%
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 San Marino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marino 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
$1,410,000
ML approach
$1,385,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,210,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,080,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,250,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,850,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$1,840,000
Change: -11% · Conversion: Moderate
MEDICAL BUILDING
$1,680,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Feb 2 2022)
Last sale anchor
$1.40M
Feb 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
$378 / 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
$23,844
Tax year 2024
Assessed value
$1,802,857
Assessed 2024
Previous assessed
$1,802,857
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,255,564
Assessed improvement
$547,293
Applied tax rate
8.0000
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,700 SF
Lot
0.15 ac (6,474 SF)
Zoning code
SOC1*
APN
5331-027-024
UPID
US09-8381846
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SOC1* · San Marino, CAZoning SOC1* · permitted uses
SOC1* · San Marino, 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
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Chungi Wu
Individual
Mailing address
2910 SHAKESPEARE DR, SAN MARINO, CA 91108-2231
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2022
—
Chungi Wu
Chung I Wu
Intrafamily Transfer
related
—
Sep 7, 2007
$1,400,000
Chung-i Wu
Yau,dolly
Grant Deed
$700,000 · California Bank & Trust
Jun 30, 2005
$1,370,000
Dolly Yau
Everfocus Electronics Corp
Grant Deed
—
Dec 8, 2000
$690,000
Everfocus Electronics Corp
Yujing LLC
Grant Deed
$420,000 · Preferred Bank
Nov 12, 1999
—
Yujing,llc
Liu,s
Grant Deed
related
—
Sep 17, 1999
$580,000
Liu,shwujing
Hui,peter H
Trustees Deed
$350,000 · Trust Bank Fsb
Sep 17, 1999
—
Shwujing Liu
Liu,t
Quit Claim Deed
related
—
Feb 4, 1997
—
Peter H Hui
Hui,s
Quit Claim Deed
related
—
Aug 22, 1995
$560,000
Peter H Hui
Laksmono,hendrawati
Grant Deed
$350,000 · Individual
Feb 20, 1991
$661,000
Hendraw Laksmono
Hanes Trust
Grant Deed
—
—
—
Peter H Hui
—
Deed Of Trust
related
$350,000 · United National Bank
—
—
Chung-i Wu
—
Deed Of Trust
related
$505,000 · Cdc Small Business Finance Co
—
—
Dolly Yau
—
Deed Of Trust
related
$800,000 · East West Bank
—
—
Yujing LLC
—
Deed Of Trust
related
$347,589 · Trust Bank Fsb
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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