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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Office buildings
480 Indian Hl Blvd Claremont, CA 91711-4615
Individually Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6976138
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD
Total area
5,414 SF
Lot
0.2 ac (8,577 SF)
Zoning code
CLCV*
APN
8313-015-035
UPID
US09-6976138
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
Current use
Occupant on record · Public records
-
The Law Office of Christine D. Thielo Law Firm
-
Aluzas Edwin Marriage Or Relationship Counselor Doctor
-
Ability First Social Service Agency Charitable Organization
-
Claremont Healing Arts Center Physician Alternative Medicine Practice
-
Department of Space, Inc. Landscaping (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.94M
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$1.74M
Owner & transaction history
Sycamore Plaza · 12 yrs held
Sycamore Plaza
since 2013
6 recorded transactions
Zoning & alternative use
CLCV* · Claremont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+3.1%
Medical building
$2.5M
+1.4%
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 Claremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Claremont 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%
$2,105,000
6.5%
$1,940,000
7%
$1,805,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,430,000
Current use
AUTO REPAIR, GARAGE
$2,505,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,460,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,075,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±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
$320 / 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
$23,869
Tax year 2024
Assessed value
$1,922,912
Assessed 2024
Previous assessed
$1,922,912
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$769,164
Assessed improvement
$1,153,748
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,414 SF
Lot
0.2 ac (8,577 SF)
Zoning code
CLCV*
APN
8313-015-035
UPID
US09-6976138
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLCV* · Claremont, CA
Zoning CLCV* · permitted uses
CLCV* · Claremont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Claremont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$2.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Sycamore Plaza
Individual
Free & Clear · 12 yrs held
Mailing address
333 N INDIAN HL BLVD, CLAREMONT, CA 91711-4612
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Dec 29, 2021
—
Pa Warner LLC
—
Deed
related
$1,275,000 · First Resource Bank
Dec 12, 2013
—
Sycamore Plaza
Mclean,alvin
Affidavit Of Death
—
Dec 12, 2013
$1,600,000
Pa Warner LLC
Sycamore Plaza
Grant Deed
$1,440,000 · Sycamore Plaza
Jun 9, 1997
—
Sycamore Plaza
—
Deed Of Trust
related
—
Dec 12, 1996
—
Sycamor Plaza
Sycamore Plaza,
Quit Claim Deed
related
—
Nov 12, 1992
—
Sycamore Plaza
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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