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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Office buildings
304 Sierra Madre Blvd Sierra Madre, CA 91024-2313
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9401375
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1921
Construction
WOOD
Total area
5,147 SF
Lot
0.13 ac (5,605 SF)
Zoning code
SRC1CC*
APN
5768-020-024
UPID
US09-9401375
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
-
Wildfire Labs Corporate Office
-
Houghtons Carpet Installation General Contractor Carpet & Flooring Store
-
Medicor Group Medical Billing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.44M
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.46M
Owner & transaction history
Thomas C Sanford · 3 yrs held
Thomas C Sanford
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
SRC1CC* · Sierra Madre, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+45.2%
Neighborhood: shopping center
$3.1M
+35.7%
Auto repair, garage
$2.4M
+3.1%
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 Sierra Madre submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sierra Madre 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
$2,470,000
ML approach
$2,435,000
CAP Approach
CAP Return
Estimation
6%
$2,000,000
6.5%
$1,845,000
7%
$1,715,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,310,000
Current use
RESTAURANT
$3,350,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,130,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,380,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,340,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,975,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10% · vs last sale $2.46M (Nov 29 2022)
Last sale anchor
$2.46M
Nov 29 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
$477 / 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
$27,084
Tax year 2024
Assessed value
$2,279,700
Assessed 2024
Previous assessed
$2,279,700
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,836,000
Assessed improvement
$443,700
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1921
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,147 SF
Lot
0.13 ac (5,605 SF)
Zoning code
SRC1CC*
APN
5768-020-024
UPID
US09-9401375
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SRC1CC* · Sierra Madre, CAZoning SRC1CC* · permitted uses
SRC1CC* · Sierra Madre, 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
$2.3M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1921
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Thomas C Sanford
Individual
Mailing address
304 W SIERRA MADRE BLVD STE #202, SIERRA MADRE, CA 91024-2313
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2022
$2,455,000
Thomas C Sanford
Horacio Bellofiore
Grant Deed
—
Nov 29, 2022
—
Horacio Bellofiore
Mariaelena Bellofiore
Intrafamily Transfer
related
—
Jan 8, 2018
—
Bellofiore,nora Family Trust
Bellofiore,nora
Quit Claim Deed
related
—
Jul 10, 2017
—
Horacio Bellofiore
Bellofiore Family Trust
Quit Claim Deed
related
—
Apr 26, 2006
—
Bellofiore Family Trust
Bellofiore,horacio & Nora
Quit Claim Deed
related
—
Apr 5, 2006
—
Horacio Bellofiore
Bellofiore,horacio & Nora
Quit Claim Deed
related
—
May 25, 1989
$471,500
Horacio Bellofiore
Unknown
Grant Deed
—
—
—
Horacio Bellofiore
—
Deed Of Trust
related
$608,000 · Bank Of America
—
—
Horacio Bellofiore
—
Deed Of Trust
related
$465,000 · City National Bank
—
—
Horac Belloflore
—
Deed Of Trust
related
$800,000 · Zzzzzzzzzzzzzzzzzzzzzzzzzzzzzz
—
—
Horacio Bellofiore
—
Deed Of Trust
related
$100,000 · Nelida
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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