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Property profile & analytics
OFF-MARKET
Estimated value
$1,765,000
Apartment buildings
452 Meda Ave Glendora, CA 91741-2527
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9203667
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1950
Construction
WOOD
Total area
4,668 SF
Lot
0.36 ac (15,886 SF)
Zoning code
GDR2
APN
8638-002-013
UPID
US09-9203667
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
$1.76M
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.77M
Owner & transaction history
Aim Equity LLC · 4 yrs held
Aim Equity LLC
since 2021
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
GDR2 · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.8M
+128.3%
Auto repair, garage
$2.2M
+73.5%
Medical building
$2.1M
+70.5%
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
$1,665,000
ML approach
$1,760,000
CAP Approach
CAP Return
Estimation
6%
$1,250,000
6.5%
$1,155,000
7%
$1,075,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,245,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,840,000
Change: +128% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,160,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$2,120,000
Change: +71% · Conversion: Moderate
RETAIL STORES
$1,610,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,440,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,370,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,345,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$1.77M
Range $1.59M – $1.94M · ±10% · vs last sale $1.83M (Nov 18 2021)
Last sale anchor
$1.83M
Nov 18 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
$378 / 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
$23,542
Tax year 2024
Assessed value
$1,898,730
Assessed 2024
Previous assessed
$1,898,730
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$858,330
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
3
Units
5
Bathrooms
5
Total area
4,668 SF
Lot
0.36 ac (15,886 SF)
Zoning code
GDR2
APN
8638-002-013
UPID
US09-9203667
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDR2 · Glendora, CAZoning GDR2 · permitted uses
GDR2 · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1950
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
3
Units
5
Bathrooms
5
Lot
0.36 ac
Current owner
From public records · entity-resolved
Aim Equity LLC
Entity
Mailing address
PO BOX 661904, ARCADIA, CA 91066-1904
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
Nov 18, 2021
$1,825,000
Aim Equity LLC
Dnm Medlem LLC
Grant Deed
$1,100,000 · Dnm Medlem LLC
Nov 17, 2006
—
Dnm Medlem LLC
Mcgrath,daniel C & Nanette
Quit Claim Deed
related
—
Jun 1, 1988
$328,500
Daniel C Mcgrath
Camer
Grant Deed
$240,000 · World Savings & Loan
—
—
Daniel C Mc Grath
—
Deed Of Trust
related
$150,200 · Sanwa Bank California
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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