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Property profile & analytics
OFF-MARKET
Estimated value
$23,035,000
Apartment buildings
510 Indian Hl Blvd, Claremont, CA 91711-5266
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6562120
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
WOOD
Total area
65,010 SF
Lot
4.34 ac (189,159 SF)
Zoning code
CLRM3000*
APN
8315-008-038
UPID
US09-6562120
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
$16.10M
Comparable Approach
Comparable
$24.05M
Blend (final)
Blend
$23.04M
Owner & transaction history
Evria Claremont LLC
Evria Claremont LLC
since 2025
Last sale
$26.0M
7 recorded transactions
Zoning & alternative use
CLRM3000* · Claremont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$30.1M
+75.3%
Medical building
$29.6M
+72.3%
Office building
$29.2M
+70.0%
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%
$17,435,000
6.5%
$16,095,000
7%
$14,945,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$17,150,000
Current use
AUTO REPAIR, GARAGE
$30,070,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$29,550,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$29,160,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$24,915,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$20,085,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$23.04M
Range $20.73M – $25.34M · ±10% · vs last sale $26.00M (Jul 14 2025)
Last sale anchor
$26.00M
Jul 14 2025
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
$354 / 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
$238,124
Tax year 2024
Assessed value
$17,976,604
Assessed 2024
Previous assessed
$17,976,604
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$12,231,664
Assessed improvement
$5,744,940
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
1971
Construction
WOOD
Heating
NONE
Cooling
YES
Units
75
Bathrooms
13
Total area
65,010 SF
Lot
4.34 ac (189,159 SF)
Zoning code
CLRM3000*
APN
8315-008-038
UPID
US09-6562120
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLRM3000* · Claremont, CA
Zoning CLRM3000* · permitted uses
CLRM3000* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$17.2M
AUTO REPAIR, GARAGE
Est. value
$30.1M
MEDICAL BUILDING
Est. value
$29.6M
OFFICE BUILDING
Est. value
$29.2M
RETAIL STORES
Est. value
$24.9M
COMMERCIAL (GENERAL)
Est. value
$20.1M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1971
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
75
Bathrooms
13
Lot
4.34 ac
Current owner
From public records · entity-resolved
Evria Claremont LLC
Entity
Mailing address
450 N ROXBURY DR STE #1050, BEVERLY HILLS, CA 90210-4235
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2025
$26,000,000
Evria Claremont LLC
Indian Hill Boulevard Properties Ll
Grant Deed
$17,626,000 · Berkadia Commercial Mortgage LLC
Jan 27, 2020
—
Indian Hill Blvd Prop LLC
—
Deed
related
$2,635,000 · Walker & Dunlop
Oct 12, 2016
$15,750,000
Indian Hill Boulevard Props Ll
Indian Hill Villas LLC
Grant Deed
related
$11,440,000 · Walker & Dunlop
Dec 16, 2013
$5,114,500
Indian Hill Villas LLC
Tsuta LLC
Grant Deed
—
Aug 16, 2007
$8,000,000
Indian Hills Villas LLC
Doit Indian Hill Vls Claremont
Grant Deed
—
May 2, 2001
—
Doit Indian Hill Vills Claremo
510 Indian Hill LLC
Grant Deed
related
—
Apr 4, 2001
$5,980,000
510 Indian Hill LLC
David C Cook Trustee
Grant Deed
$4,186,000 · American Property Financing
Jan 17, 2001
—
Cook,dorothy S Co-trustee
Cook,d S
Quit Claim Deed
related
—
Jun 10, 1988
—
David C Cook
Cook David C
Quit Claim Deed
related
$3,050,000 · Fidelity Federal Bank
Jun 10, 1988
$4,200,000
David C Cook
Tm
Trustees Deed
—
—
—
David C Cook
—
Deed Of Trust
related
$3,900,000 · Fidelity Federal Bank
—
—
Indian Hill Blvd Prop LLC
—
Deed Of Trust
related
$2,635,000 · Walker & Dunlop
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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