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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Office buildings
541 Glendora Ave, Glendora, CA 91741-6209
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8618243
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Total area
4,772 SF
Lot
0.24 ac (10,247 SF)
Zoning code
GDC_RT66SP
APN
8639-017-024
UPID
US09-8618243
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
-
Farmers Insurance - Michael Martinez Insurance Agency
-
Napolin Accident Injury Lawyer Law Firm
-
The Aspen Center Medical Clinic
-
Eurovmy USA Inc. Home Decor Store Department Store
-
N/A Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.03M
Owner & transaction history
Honey-lovely USA INC · 11 yrs held
Honey-lovely USA INC
since 2015
7 recorded transactions
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+19.9%
Commercial (general)
$1.5M
+7.4%
Warehouse, storage
$1.4M
+2.1%
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 Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora 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
$1,375,000
Current use
RETAIL STORES
$1,645,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,475,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$1,400,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$216 / 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
$14,174
Tax year 2024
Assessed value
$1,084,011
Assessed 2024
Previous assessed
$1,084,011
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$530,223
Assessed improvement
$553,788
Applied tax rate
4.0000
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
1955
Heating
NONE
Stories
1
Total area
4,772 SF
Lot
0.24 ac (10,247 SF)
Zoning code
GDC_RT66SP
APN
8639-017-024
UPID
US09-8618243
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Zoning GDC_RT66SP · permitted uses
GDC_RT66SP · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1955
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Honey-lovely USA INC
Entity
Mailing address
21 N VEGA ST, ALHAMBRA, CA 91801-2837
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2015
$920,000
Honey-lovely USA INC
Russell Todd A & Jodi R
Grant Deed
—
Mar 1, 2005
—
Todd A Russell
Russell Family Trust
Quit Claim Deed
related
$120,000 · Rancho Bank
Nov 18, 1993
—
Russell,todd A&elizabeth D Co-
Russell,t A&e D
Quit Claim Deed
related
—
Aug 27, 1992
$425,000
Todd A Russell
Kalo,edmund E
Grant Deed
$355,000 · Queen City Bank
—
—
Todd A Russell
—
Deed Of Trust
related
—
—
—
Todd A Russell
—
Deed Of Trust
related
$500,000 · Stellar Businees Bank
—
—
Todd A Russell
—
Deed Of Trust
related
$30,000 · Rancho Bank
—
—
Todd A Russell
—
Deed Of Trust
related
$731,250 · Stellar Business Bank
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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