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Property profile & analytics
OFF-MARKET
Estimated value
$1,015,000
Office buildings
435 Azusa Ave La Puente, CA 91744-4205
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8132175
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
WOOD
Total area
1,792 SF
Lot
0.24 ac (10,583 SF)
Zoning code
LCCPD-A160
APN
8262-007-049
UPID
US09-8132175
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
$1.03M
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$1.02M
Owner & transaction history
Thong Huu Nguyen · 4 yrs held
Thong Huu Nguyen
since 2021
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
LCCPD-A160 · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$815,000
+47.9%
Warehouse, storage
$760,000
+38.1%
Auto repair, garage
$700,000
+27.0%
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 Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$1,035,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$645,000
7%
$595,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$815,000
Change: +48% · Conversion: Easy
WAREHOUSE, STORAGE
$760,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$700,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$650,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $914k – $1.12M · ±10% · vs last sale $1.00M (Dec 7 2021)
Last sale anchor
$1.00M
Dec 7 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
$566 / 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
$12,026
Tax year 2024
Assessed value
$946,764
Assessed 2024
Previous assessed
$946,764
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$853,128
Assessed improvement
$93,636
Applied tax rate
4.0000
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,792 SF
Lot
0.24 ac (10,583 SF)
Zoning code
LCCPD-A160
APN
8262-007-049
UPID
US09-8132175
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCPD-A160 · La Puente, CA
Zoning LCCPD-A160 · permitted uses
LCCPD-A160 · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$815,000
WAREHOUSE, STORAGE
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$700,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$650,000
MEDICAL BUILDING
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Thong Huu Nguyen
Individual
Mailing address
1590 SUNLAND LN, COSTA MESA, CA 92626-1515
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
—
Thong Huu Nguyen
—
Deed
related
$970,000 · Home Bank Of California
Jan 25, 2024
—
Thong Huu Nguyen
—
Deed
related
$940,000 · Home Bank Of California
Dec 7, 2021
$1,000,000
Thong Huu Nguyen
Roman Catholic Archbishop Of Los An
Grant Deed
$560,000 · Home Bank Of California
Jun 9, 2000
$161,178
H O E Investment INC
Parayno,ramon A & Jeania U
Trustees Deed
—
—
—
Ramon A Parayano
—
Deed Of Trust
related
$67,000 · Individual
May 8, 1967
—
—
—
Grant Deed
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.
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