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Property profile & analytics
OFF-MARKET
Estimated value
$14,500,000
Apartment buildings
450 Soldano Ave Azusa, CA 91702-3657
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8374251
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
85,850 SF
Lot
4.13 ac (179,796 SF)
Zoning code
AZR1C*
APN
8611-012-023
UPID
US09-8374251
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.50M
Owner & transaction history
Vpm Soldano Senior Village LP · 3 yrs held
Vpm Soldano Senior Village LP
since 2022
7 recorded transactions
Zoning & alternative use
AZR1C* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$169 / 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
$315,227
Tax year 2024
Assessed value
$24,187,657
Assessed 2024
Previous assessed
$24,187,657
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$12,594,043
Assessed improvement
$11,593,614
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
168
Bathrooms
99
Total area
85,850 SF
Lot
4.13 ac (179,796 SF)
Zoning code
AZR1C*
APN
8611-012-023
UPID
US09-8374251
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZR1C* · Azusa, CA
Zoning AZR1C* · permitted uses
AZR1C* · 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.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
168
Bathrooms
99
Lot
4.13 ac
Current owner
From public records · entity-resolved
Vpm Soldano Senior Village LP
Entity
Free & Clear · 3 yrs held
Mailing address
2400 MAIN ST STE #201, IRVINE, CA 92614-6271
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
—
Vpm Soldano Senior Village LP
South Decatur LP
Grant Deed
—
Jul 1, 2021
—
Vpm Soldano Senior Village LP
—
Deed
related
$23,000,000 · Jpmorgan Chase Bank NA
Jun 16, 2016
—
South Decatur LP
South Decatur
Grant Deed
$18,000,000 · Jpmorgan Chase Bank NA
Oct 27, 2005
$18,000,000
Vpm Soldano Senior Village LP
Wesco Soldano LP
Grant Deed
$12,300,000 · Sierra Capital Partners INC
Dec 1, 2000
—
Colich Trust
Brandywine Realty Advisors INC
Trustees Deed
related
—
Sep 30, 1999
—
Wesco Soldano LLC
—
Deed Of Trust
related
—
Jul 16, 1999
—
Pabg II
Wesco Soldano Partners,
Grant Deed
related
—
Aug 11, 1989
$1,414,500
Wesco Soldano Partners
Unknown
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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