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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Apartment buildings
536 San Gabriel Ave Azusa, CA 91702-2944
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8374245
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1899
Construction
WOOD
Total area
3,116 SF
Lot
0.16 ac (6,976 SF)
Zoning code
AZC2-P*
APN
8611-007-019
UPID
US09-8374245
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
$770k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$605k
Owner & transaction history
Peter Ly · 9 yrs held
Peter Ly
since 2016
4 recorded transactions
Zoning & alternative use
AZC2-P* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Commercial (general)
$965,000
+8.5%
Retail stores
$940,000
+5.7%
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%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$885,000
Current use
COMMERCIAL (GENERAL)
$965,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$940,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$800,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$194 / 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
$13,763
Tax year 2024
Assessed value
$1,037,457
Assessed 2024
Previous assessed
$1,037,457
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$568,914
Assessed improvement
$468,543
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
1899
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
6
Bathrooms
6
Total area
3,116 SF
Lot
0.16 ac (6,976 SF)
Zoning code
AZC2-P*
APN
8611-007-019
UPID
US09-8374245
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZC2-P* · Azusa, CAZoning AZC2-P* · permitted uses
AZC2-P* · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningMap2023
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$965,000
RETAIL STORES
Est. value
$940,000
OFFICE BUILDING
Est. value
$800,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1899
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
6
Bathrooms
6
Lot
0.16 ac
Current owner
From public records · entity-resolved
Peter Ly
Individual
Mailing address
2065 HUNTINGTON DR, SAN MARINO, CA 91108-2023
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2016
$910,000
Peter Ly
Robert Marcus Lynch III
Grant Deed
$500,000 · Jpmorgan Chase Bank NA
Sep 5, 2006
$650,000
Robert M Lynch III
Faught,fred R
Grant Deed
$469,000 · East West Bank
—
—
Robert M Lynch III
—
Deed Of Trust
related
$512,000 · Athas Cap
Oct 18, 1965
—
—
—
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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