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Property profile & analytics
OFF-MARKET
Estimated value
$1,130,000
Office buildings
318 Indian Hl Blvd Claremont, CA 91711-4611
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6327021
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1985
Construction
WOOD
Total area
2,127 SF
Lot
0.1 ac (4,428 SF)
Zoning code
CLCV*
APN
8313-015-036
UPID
US09-6327021
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
-
Dental Implant Needs Dental Office
-
Blue House Dentistry Dental Office
-
Dr. Ildiko Hodde Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.13M
Owner & transaction history
318 N Indian Hill Blvd LLC · 5 yrs held
318 N Indian Hill Blvd LLC
since 2020
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
CLCV* · Claremont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+35.7%
Auto repair, garage
$985,000
+3.1%
Medical building
$965,000
+1.4%
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 Claremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Claremont 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
$1,425,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$825,000
6.5%
$765,000
7%
$710,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$955,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,295,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$985,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$965,000
Change: +1% · Conversion: Easy
RETAIL STORES
$815,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.13M
Range $1.02M – $1.24M · ±10% · vs last sale $1.10M (Dec 18 2020)
Last sale anchor
$1.10M
Dec 18 2020
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
$531 / 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
$16,924
Tax year 2024
Assessed value
$1,381,691
Assessed 2024
Previous assessed
$1,381,691
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,050,595
Assessed improvement
$331,096
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,127 SF
Lot
0.1 ac (4,428 SF)
Zoning code
CLCV*
APN
8313-015-036
UPID
US09-6327021
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLCV* · Claremont, CA
Zoning CLCV* · permitted uses
CLCV* · Claremont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Claremont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$955,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$985,000
MEDICAL BUILDING
Est. value
$965,000
RETAIL STORES
Est. value
$815,000
OFFICE BUILDING Current
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
318 N Indian Hill Blvd LLC
Entity
Mailing address
318 N INDIAN HL BLVD, CLAREMONT, CA 91711-4611
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2020
—
318 N Indian Hill Blvd LLC
Paniagua Family Trust
Quit Claim Deed
related
—
Aug 4, 2016
$1,100,000
Ned Paniagua
Rubric LLC
Grant Deed
$958,600 · Wells Fargo Bank NA
May 2, 2012
$832,500
Rubric LLC
Johannsen Family Trust
Grant Deed
$421,250 · Zions First National Bank
Apr 20, 2007
$625,000
Johannsen Family Trust
Castleberry 1989 Trust
Grant Deed
$545,000 · Castleberry 1989 Trust
Dec 20, 1995
—
Castleberry,diana L Trustee
Pom First Fed Sla Trustee,
Grant Deed
related
—
Oct 31, 1989
—
Castleberry
Castleberry,dian
Quit Claim Deed
related
—
—
—
Rubric LLC
—
Deed Of Trust
related
$348,000 · Enterprise Funding
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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