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Property profile & analytics
FOR SALE
Investment properties
2855 Foothill Blvd, La Verne, CA 91750
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8712148
For Sale
1 / 12
$38,610,000
2855 Foothill Blvd, La Verne, CA 91750
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2014
Construction
WOOD
Total area
198,575 SF
Lot
7.72 ac (336,442 SF)
Zoning code
LUCPD*
APN
8666-023-012
UPID
US09-8712148
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
-
Sport Clips Haircuts of La Verne Hair Salon
-
Bella's Threading and Hair Studio Hair Salon Nail Salon
-
Chimney Sweep Cleaning Services Integral La Verne (Bike/Boat/Book/etc) Store
-
Platinum Spa Massage Alternative Medicine Practice Spa & Massage Center
-
Guanatos Tacos Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.48M
Blend (final)
Blend
$38.61M
Owner & transaction history
La Verne Village LLC · 2 yrs held
La Verne Village LLC
since 2024
7 recorded transactions
Zoning & alternative use
LUCPD* · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$61,355,000
Current use
WAREHOUSE, STORAGE
$58,345,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$38.61M
Range $34.75M – $42.47M · ±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
$194 / 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
$571,517
Tax year 2024
Assessed value
$46,420,639
Assessed 2024
Previous assessed
$46,420,639
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$7,572,091
Assessed improvement
$38,848,548
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
2014
Construction
WOOD
Heating
NONE
Cooling
OTHER
Units
181
Total area
198,575 SF
Lot
7.72 ac (336,442 SF)
Zoning code
LUCPD*
APN
8666-023-012
UPID
US09-8712148
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LUCPD* · La Verne, CA
Zoning LUCPD* · permitted uses
LUCPD* · 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
COMMERCIAL (GENERAL) Current
Est. value
$61.4M
WAREHOUSE, STORAGE
Est. value
$58.3M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
2014
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
181
Lot
7.72 ac
Current owner
From public records · entity-resolved
La Verne Village LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 1, 2025
—
La Verne Village LLC
—
Deed
related
$500,000 · John Hancock Life Insurance Company USA
Jan 24, 2024
—
La Verne Village LLC
Spectrum Pacific West LLC
Intrafamily Transfer
related
—
Mar 15, 2019
—
La Verne Village LLC
—
Deed
related
$3,571,000 · Prudential Multifamily Mortgage LLC
Mar 16, 2012
—
La Verne Village LLC
Gillette D B Bypass Trust
Grant Deed
related
—
Feb 12, 2010
—
Hanna J Gillette David B Gille
Ford,liberty
Quit Claim Deed
related
—
Nov 30, 2009
—
Lewis Invs Co LLC
Gillette Ents
Grant Deed
related
—
Oct 14, 2009
—
Gillette Ents
Gillette Ents
Quit Claim Deed
related
—
—
—
La Verne Village LLC
—
Deed Of Trust
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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