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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
430 Foothill Blvd Glendora, CA 91741-3361
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8383465
Property summary
AI-generated overview
This exceptional 12,703 square foot commercial land parcel presents a unique investment opportunity in the thriving city of Glendora, California. Located at 430 W. Foothill Blvd, this single-tenant property boasts a highly desirable location within Los Angeles County, zip code 91741. The property is designated as commercial land and offers significant potential for various development projects. Its convenient location provides easy access to major transportation routes, ensuring excellent visibility and accessibility for businesses. The property's size allows for ample space to accommodate a wide range of commercial ventures. Further enhancing its appeal, auxiliary parking and storage space are available for lease, adding significant value and flexibility for potential tenants or developers. This presents a rare chance to acquire a substantial piece of commercial real estate in a prime location with added amenities. The property is situated in Los Angeles County, California, offering a strong foundation for future growth and profitability. Serious inquiries are encouraged to explore the possibilities this exceptional land parcel offers. Detailed site plans and zoning information are available upon request. This is an ideal opportunity for investors seeking a strategic foothold in a dynamic market.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1952
Construction
WOOD
Total area
3,100 SF
Lot
0.36 ac (15,703 SF)
Zoning code
GDC3
APN
8638-023-019
UPID
US09-8383465
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
-
Angel Global Management Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$895k
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
$911k
Blend (final)
Blend
$890k
Owner & transaction history
Philopater Real Estate Holdings LLC · 5 yrs held
Philopater Real Estate Holdings LLC
since 2021
Last sale
$875,008
4 recorded transactions
Zoning & alternative use
GDC3 · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+60.8%
Medical building
$1.4M
+58.0%
Retail stores
$1.1M
+19.9%
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 Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora 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
$905,000
ML approach
$895,000
CAP Approach
CAP Return
Estimation
6%
$1,205,000
6.5%
$1,110,000
7%
$1,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$890,000
Current use
AUTO REPAIR, GARAGE
$1,435,000
Change: +61% · Conversion: Difficult
MEDICAL BUILDING
$1,410,000
Change: +58% · Conversion: Easy
RETAIL STORES
$1,070,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$960,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$910,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $875k (Mar 12 2021)
Last sale anchor
$875k
Mar 12 2021
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
$287 / 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
$9,449
Tax year 2024
Assessed value
$705,702
Assessed 2024
Previous assessed
$705,702
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$376,728
Assessed improvement
$328,974
Applied tax rate
14.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
3,100 SF
Lot
0.36 ac (15,703 SF)
Zoning code
GDC3
APN
8638-023-019
UPID
US09-8383465
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC3 · Glendora, CA
Zoning GDC3 · permitted uses
GDC3 · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$960,000
WAREHOUSE, STORAGE
Est. value
$910,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Lot
0.36 ac
Current owner
From public records · entity-resolved
Philopater Real Estate Holdings LLC
Entity
Mailing address
432 W FOOTHILL BLVD, GLENDORA, CA 91741-3361
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2021
$875,000
Philopater Real Estate Holdings LLC
Hagop Jack Moursalian
Grant Deed
$700,000 · Provide INC
Apr 1, 2003
—
Hagop J Moursalian
Moursalian,hagop J & Louisa
Quit Claim Deed
related
$230,000 · Bank Of America
Mar 16, 2000
$395,000
Hagop J Moursalian
Vazquez,robert & Melanie
Grant Deed
$250,000 · Bank Of America
Apr 1, 1996
$100,000
Robert Vazquez
Sammons,w R & Alice M
Grant Deed
—
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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