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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Office buildings
520 Foothill Blvd Azusa, CA 91702-2343
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0341307
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1948
Construction
WOOD
Total area
5,304 SF
Lot
0.38 ac (16,436 SF)
Zoning code
AZCBD*
APN
8616-004-023
UPID
US10-0341307
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
$1.18M
Blend (final)
Blend
$1.07M
Owner & transaction history
The Kamdar Planning Trust
The Kamdar Planning Trust
since 2026
7 recorded transactions
Zoning & alternative use
AZCBD* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+20.4%
Retail stores
$1.6M
+17.3%
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
OFFICE BUILDING
$1,360,000
Current use
COMMERCIAL (GENERAL)
$1,640,000
Change: +20% · Conversion: Easy
RETAIL STORES
$1,595,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±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
$202 / 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
$14,352
Tax year 2024
Assessed value
$1,022,188
Assessed 2024
Previous assessed
$1,022,188
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$546,624
Assessed improvement
$475,564
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,304 SF
Lot
0.38 ac (16,436 SF)
Zoning code
AZCBD*
APN
8616-004-023
UPID
US10-0341307
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZCBD* · Azusa, CA
Zoning AZCBD* · permitted uses
AZCBD* · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Azusa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
The Kamdar Planning Trust
Trust
Mailing address
20075 SHADOW MTN RD, WALNUT, CA 91789-1135
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
—
The Kamdar Planning Trust
Mohammad A Kamdar
Deed
related
—
Feb 5, 2020
—
Bina A Kamdar
—
Deed
related
—
Sep 11, 2019
—
Bina A Kamdar
—
Deed
related
$332,337 · Golden Bank NA
Apr 10, 2019
—
Bina A Kamdar
—
Deed
related
$206,260 · Golden Bank NA
Oct 23, 2017
—
Mohammad A Kamdar
—
Deed
related
$300,000 · Golden Bank NA
May 24, 2005
$748,000
Mohammad A Kamdar
Yu Trust
Grant Deed
$374,000 · East West Bank
May 4, 2005
—
Yu Trust
Yu,francis W & Yu-ying
Quit Claim Deed
related
—
Feb 12, 2004
$450,000
Francis W Yu
Carmelite Sisters Of The Most
Grant Deed
—
Jul 21, 1992
$400,000
Sisters Most Sacred He Carmelite
Gama II Ltd
Grant Deed
—
—
—
Mohammad A Kamdar
—
Deed Of Trust
related
$750,000 · Hanmi Bank
—
—
Bina A Kamdar
—
Loan Modification
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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