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Property profile & analytics
FOR SALE
Apartment buildings
525 North San Gabriel Ave Azusa, CA 91702
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9198009
For Sale
1 / 69
$3,200,000
525 North San Gabriel Ave, Azusa, CA 91702
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
8,318 SF
Lot
0.28 ac (12,257 SF)
Zoning code
AZC2YY
APN
8611-006-008
UPID
US09-9198009
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
$2.06M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.54M
Owner & transaction history
525 Sg LLC · 4 yrs held
525 Sg LLC
since 2022
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
AZC2YY · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.8M
+59.6%
Restaurant
$3.7M
+57.7%
Auto repair, garage
$2.8M
+18.9%
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
$2,320,000
ML approach
$2,350,000
CAP Approach
CAP Return
Estimation
6%
$2,230,000
6.5%
$2,060,000
7%
$1,910,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,370,000
Current use
MEDICAL BUILDING
$3,780,000
Change: +60% · Conversion: Moderate
RESTAURANT
$3,735,000
Change: +58% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,815,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,570,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$2,505,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±10% · vs last sale $2.80M (Mar 30 2022)
Last sale anchor
$2.80M
Mar 30 2022
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
$305 / 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
$36,868
Tax year 2024
Assessed value
$2,913,525
Assessed 2024
Previous assessed
$2,913,525
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,165,248
Assessed improvement
$1,748,277
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
For Sale
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
10
Bathrooms
10
Total area
8,318 SF
Lot
0.28 ac (12,257 SF)
Zoning code
AZC2YY
APN
8611-006-008
UPID
US09-9198009
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZC2YY · Azusa, CA
Zoning AZC2YY · permitted uses
AZC2YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$3.8M
RESTAURANT
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
10
Bathrooms
10
Lot
0.28 ac
Current owner
From public records · entity-resolved
525 Sg LLC
Entity
Mailing address
305 N 2ND AVEPMB213, UPLAND, CA 91786-6064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2022
$2,800,000
525 Sg LLC
Paul F Forgette
Grant Deed
$2,100,000 · Fidelity Bridge Loans LLC
Apr 30, 2019
—
The Forgette Family Trust
—
Deed
related
$250,000 · Jpmorgan Chase Bank NA
Mar 21, 2016
—
The Forgette Family Trust
Paul Forgette
Intrafamily Transfer
related
$1,000,000 · Jpmorgan Chase Bank NA
Mar 3, 1998
$434,500
Paul Forgette
Goone Trust
Grant Deed
$325,875 · Washington Mutual Fsb
Apr 28, 1997
—
Goodner,joan E Trustee
Goodner J E Trustee,
Quit Claim Deed
related
—
Mar 6, 1990
—
Goodner Trust
Goodner Ivan E A
Quit Claim Deed
related
—
—
—
Goodner Trust
—
Deed Of Trust
related
$300,000 · Home Savings Of America
—
—
Paul Forgette
—
Deed Of Trust
related
$430,000 · Quaker City Bank
—
—
Paul Forgette
—
Deed Of Trust
related
$700,000 · Quaker City Bank
Jul 19, 1968
$10,000
—
—
Grant 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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