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Property profile & analytics
OFF-MARKET
Estimated value
$2,350,000
Apartment buildings
454 Meda Ave Glendora, CA 91741-2527
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0217200
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2001
Construction
WOOD
Total area
6,045 SF
Lot
0.35 ac (15,325 SF)
Zoning code
GDR2
APN
8638-002-002
UPID
US10-0217200
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
$2.35M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.35M
Owner & transaction history
Liren Yang · 1 yrs held
Liren Yang
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
GDR2 · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.7M
+128.3%
Auto repair, garage
$2.8M
+73.5%
Medical building
$2.8M
+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
$2,350,000
ML approach
$2,350,000
CAP Approach
CAP Return
Estimation
6%
$1,620,000
6.5%
$1,495,000
7%
$1,390,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,610,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,680,000
Change: +128% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,795,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$2,750,000
Change: +71% · Conversion: Moderate
RETAIL STORES
$2,085,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,870,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,775,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±10% · vs last sale $2.35M (Dec 6 2024)
Last sale anchor
$2.35M
Dec 6 2024
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
$389 / 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
$11,244
Tax year 2024
Assessed value
$792,210
Assessed 2024
Previous assessed
$792,210
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$256,154
Assessed improvement
$536,056
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
2001
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
5
Rooms
5
Bathrooms
10
Total area
6,045 SF
Lot
0.35 ac (15,325 SF)
Zoning code
GDR2
APN
8638-002-002
UPID
US10-0217200
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDR2 · Glendora, CA
Zoning GDR2 · permitted uses
GDR2 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.8M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2001
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Rooms
5
Bathrooms
10
Lot
0.35 ac
Current owner
From public records · entity-resolved
Liren Yang
Individual
Free & Clear · 1 yrs held
Mailing address
119 E SAINT JOSEPH ST, ARCADIA, CA 91006-7221
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2024
$2,348,000
Liren Yang
Daniel John Grohs
Grant Deed
—
Apr 2, 2003
—
Grohs,tr
G-apex LLC
Grant Deed
related
—
Apr 1, 2003
—
Grohs,tr
G-apex LLC
Grant Deed
related
—
May 10, 2000
$170,000
G Apex LLC
—
Grant Deed
related
—
May 10, 2000
—
G-apex LLC
—
Grant Deed
related
$428,000 · First Security Bank
Jul 24, 1998
$140,000
David T Case
Bruce Trust
Grant Deed
$119,000 · Seller
Feb 2, 1996
—
Bruce,linda F Trustee
Bruce,l F
Quit Claim 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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