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Property profile & analytics
OFF-MARKET
Estimated value
$2,710,000
Retail space
2631 Glamis Ct Arcadia, CA 91007-8594
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8729320
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Construction
WOOD
Total area
8,343 SF
Lot
0.71 ac (31,027 SF)
Zoning code
ARC2*
APN
5788-020-057
UPID
US09-8729320
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
$2.61M
CAP Approach
CAP
$2.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.71M
Owner & transaction history
Vr Arcadia Shops LLC · 4 yrs held
Vr Arcadia Shops LLC
since 2022
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
ARC2* · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.9M
+15.6%
Auto repair, garage
$3.9M
+13.7%
Medical building
$3.8M
+11.7%
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 Arcadia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arcadia 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
$2,560,000
ML approach
$2,605,000
CAP Approach
CAP Return
Estimation
6%
$3,075,000
6.5%
$2,840,000
7%
$2,635,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,395,000
Current use
OFFICE BUILDING
$3,925,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,860,000
Change: +14% · Conversion: Difficult
MEDICAL BUILDING
$3,795,000
Change: +12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,770,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.44M – $2.98M · ±10% · vs last sale $2.78M (Jan 31 2022)
Last sale anchor
$2.78M
Jan 31 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
$325 / 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
$32,823
Tax year 2024
Assessed value
$2,887,110
Assessed 2024
Previous assessed
$2,887,110
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$806,310
Applied tax rate
1.0000
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
Construction
WOOD
Heating
NONE
Buildings
2
Total area
8,343 SF
Lot
0.71 ac (31,027 SF)
Zoning code
ARC2*
APN
5788-020-057
UPID
US09-8729320
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2* · Arcadia, CA
Zoning ARC2* · permitted uses
ARC2* · Arcadia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arcadia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.71 ac
Current owner
From public records · entity-resolved
Vr Arcadia Shops LLC
Entity
Free & Clear · 4 yrs held
Mailing address
18301 VON KARMAN AVE STE #850, IRVINE, CA 92612-0105
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
32 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2022
$2,775,000
Vr Arcadia Shops LLC
Lennar Homes Of California INC
Grant Deed
—
Oct 14, 2021
—
Kenendy Wong
Kennedy Wong
Intrafamily Transfer
related
—
Jun 24, 2021
—
Gary Kang Hwa Ching
Energy Asset Holdco LLC
Other
—
Jun 24, 2021
$1,180,000
Gary Kang Hwa Ching
Lennar Homes Of California INC
Grant Deed
$708,000 · East West Bank
Jun 11, 2021
$862,000
Liang Zhu
Lennar Homes Of California INC
Grant Deed
—
May 28, 2021
$1,275,000
Jerry T J Sun
Lennar Homes Of California INC
Grant Deed
$892,500 · Bay Valley Mortgage Group
May 24, 2021
$860,000
Annie Chin Lin Sun
Lennar Homes Of California INC
Grant Deed
$687,904 · Bay Valley Mortgage Group
May 24, 2021
—
Annie Chin Lin Sun
Annie Chin Lin Sun
Intrafamily Transfer
related
—
May 21, 2021
$1,150,000
Brian A Castelloe
Lennar Homes Of California INC
Grant Deed
$1,034,885 · Citibank NA
May 7, 2021
$850,000
Weidong Huang
Lennar Homes Of California INC
Grant Deed
$467,500 · Royal Business Bank
Apr 16, 2021
$909,000
Melody Fan Chiang
Lennar Homes Of California INC
Grant Deed
$808,880 · Lennar Mortgage LLC
Apr 16, 2021
$839,000
Sibashis Panda
Lennar Homes Of California INC
Grant Deed
$629,243 · Lennar Mortgage LLC
Apr 16, 2021
—
Sibashis Panda
Lagnajita Dash
Intrafamily Transfer
related
—
Apr 13, 2021
$895,000
Chicago Trinity Investments LLC
Lennar Homes Of California INC
Grant Deed
$537,000 · International Bank Of Chicago
Apr 13, 2021
$1,182,000
Anne Ying Snyder
Lennar Homes Of California INC
Grant Deed
$655,600 · United Wholesale Mortgage
Apr 13, 2021
—
Anne Ying Snyder
Timothy Paul Snyder
Intrafamily Transfer
related
—
Apr 2, 2021
$839,000
Hanbin Xu
Lennar Homes Of California INC
Grant Deed
$587,293 · Evertrust Bank
Apr 1, 2021
$889,000
Htoo Htoo Aung
Lennar Homes Of California INC
Grant Deed
$711,192 · General Mortgage Capital Corp
Mar 16, 2021
$860,000
Jack Paduntin
Lennar Homes Of California INC
Grant Deed
$687,992 · Lennar Mortgage LLC
Feb 26, 2021
$889,000
Julie Li Chu Yang
Lennar Homes Of California INC
Grant Deed
—
Jan 13, 2021
$1,315,000
Kiki S Situ
Lennar Hms Of Ca INC
Grant Deed
—
Dec 31, 2020
$872,000
Xiaoyu Nie
Lennar Homes Of California INC
Grant Deed
$654,000 · Quicken Loans LLC
Dec 31, 2020
—
Xiaoyu Nie
Qiang Guang
Quit Claim Deed
related
—
Dec 9, 2020
$1,321,500
Karen Xiao Xiao
Lennar Homes Of California INC
Grant Deed
$773,994 · East West Bank
Dec 3, 2020
$918,500
Bryan Kristopher Piatt
Lennar Homes Of California INC
Grant Deed
$872,287 · Navy FCU
Nov 30, 2020
$1,488,000
Yang Y Li
Lennar Hms Of Ca INC
Grant Deed
—
Nov 24, 2020
$894,000
Zhuoran Li
Lennar Hms Of Ca INC
Grant Deed
$670,373 · Eagle Hm Mtg
Nov 16, 2020
$1,295,000
Zhao Zhao
Lennr Homes Of Calofornia INC
Grant Deed
$800,000 · Finance Of America Mortgage LLC
Nov 12, 2020
$1,150,000
Ping Xu
Lennar Hms Of Ca INC
Grant Deed
—
Oct 30, 2020
$909,000
Kwok B Chung
Lennar Hms Of Ca INC
Grant Deed
—
Oct 27, 2020
$887,000
Kar Y J Tong
Lennar Hms Of Ca INC
Grant Deed
—
Sep 29, 2020
$1,150,000
Stephanie C Ngan
Lennar Homes Of California INC
Grant Deed
$765,000 · Eagle Home Mortgage LLC
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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