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Property profile & analytics
OFF-MARKET
Estimated value
$9,720,000
Grocery and convenience stores
303 Foothill Blvd Azusa, CA 91702-2516
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8003148
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2017
Construction
TILT-UP CONCRETE
Total area
29,856 SF
Lot
1.4 ac (60,947 SF)
Zoning code
AZC2
APN
8608-029-054
UPID
US09-8003148
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
by Request
CAP Approach
CAP
$10.16M
Comparable Approach
Comparable
$13.44M
Blend (final)
Blend
$9.72M
Owner & transaction history
Azusa Foothill Regency LLC · 7 yrs held
Azusa Foothill Regency LLC
since 2019
1 recorded transaction
Zoning & alternative use
AZC2 · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$13.6M
+51.1%
Restaurant
$13.4M
+49.3%
Auto repair, garage
$10.1M
+12.6%
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 Azusa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Azusa 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%
$11,010,000
6.5%
$10,160,000
7%
$9,435,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,985,000
Current use
MEDICAL BUILDING
$13,570,000
Change: +51% · Conversion: Difficult
RESTAURANT
$13,415,000
Change: +49% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,115,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,225,000
Change: +3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$8,505,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$9.72M
Range $8.75M – $10.69M · ±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
$326 / 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
$146,074
Tax year 2024
Assessed value
$11,373,916
Assessed 2024
Previous assessed
$11,373,916
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,280,937
Assessed improvement
$8,092,979
Applied tax rate
2.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
3
Total area
29,856 SF
Lot
1.4 ac (60,947 SF)
Zoning code
AZC2
APN
8608-029-054
UPID
US09-8003148
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZC2 · Azusa, CA
Zoning AZC2 · permitted uses
AZC2 · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Azusa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$13.6M
RESTAURANT
Est. value
$13.4M
AUTO REPAIR, GARAGE
Est. value
$10.1M
COMMERCIAL (GENERAL)
Est. value
$9.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.5M
RETAIL STORES Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
3
Lot
1.4 ac
Current owner
From public records · entity-resolved
Azusa Foothill Regency LLC
Entity
Mailing address
248 E MAIN ST STE #202, ALHAMBRA, CA 91801-3588
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2019
—
Azusa Foothill Regency LLC
—
Deed
related
$6,100,000 · Cathay 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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