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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Apartment buildings
451 Foothill Blvd Azusa, CA 91702-2356
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7503654
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1947
Construction
WOOD
Total area
12,892 SF
Lot
0.59 ac (25,546 SF)
Zoning code
AZCBD*
APN
8605-001-033
UPID
US09-7503654
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
$2.28M
Owner & transaction history
Providence Place Apartments LP · 7 yrs held
Providence Place Apartments LP
since 2019
7 recorded transactions
Zoning & alternative use
AZCBD* · Azusa, CA
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,670,000
Current use
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±10%
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
$176 / 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
$51,784
Tax year 2024
Assessed value
$3,967,146
Assessed 2024
Previous assessed
$3,967,146
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,822,743
Assessed improvement
$2,144,403
Applied tax rate
8.0000
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
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Units
26
Bathrooms
26
Total area
12,892 SF
Lot
0.59 ac (25,546 SF)
Zoning code
AZCBD*
APN
8605-001-033
UPID
US09-7503654
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZCBD* · Azusa, CAZoning AZCBD* · permitted uses
AZCBD* · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningMap2023
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
26
Bathrooms
26
Lot
0.59 ac
Current owner
From public records · entity-resolved
Providence Place Apartments LP
Entity
Mailing address
610 N SANTA ANITA AVE, ARCADIA, CA 91006-2722
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2024
—
Providence Place Apartments LP
—
Deed
related
$3,425,000 · Jpmorgan Chase Bank NA
May 25, 2021
—
Providence Place Apartments LP
—
Deed
related
$3,500,000 · First Foundation Bank
Jul 25, 2019
$3,700,000
Providence Place Apartments LP
Monterey Edith LLC
Grant Deed
$1,770,000 · First Foundation Bank
May 26, 2005
—
Monterey Edith LLC
Brentwood Holdings LP
Grant Deed
$1,360,000 · Impac Multifamily Capital Corp
Dec 21, 2004
—
Brentwood Holdings
Reese Family Trust
Grant Deed
related
$1,400,000 · First Regional Bank
Apr 13, 2001
$338,500
Summerhays Apartments LLC
Simpson,shirley J
Grant Deed
related
—
Jan 9, 1998
—
Shirley J Simpson
—
Deed Of Trust
related
—
Apr 18, 1995
—
Redev Agency Cy Azusa
Simpson,b J & S J
Quit Claim Deed
related
—
Jan 26, 1990
$100,000
Simpson Billy J
Schlossberg Alan
Grant Deed
—
—
—
Billy J Simpson
—
Deed Of Trust
related
$735,000 · Fidelity Federal Bank
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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