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Property profile & analytics
OFF-MARKET
Estimated value
$8,775,000
Manufacturing properties
555 Danlee St Azusa, CA 91702-2342
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0205319
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1976
Construction
WOOD
Total area
24,112 SF
Lot
2.84 ac (123,863 SF)
Zoning code
AZM2
APN
8605-003-052
UPID
US10-0205319
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
$8.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.96M
Blend (final)
Blend
$8.78M
Owner & transaction history
Westcore Alpha Danlee LLC · 1 yrs held
Westcore Alpha Danlee LLC
since 2024
Last sale
$8.8M
7 recorded transactions
Zoning & alternative use
AZM2 · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.0M
+122.3%
Restaurant
$10.8M
+119.7%
Auto repair, garage
$8.2M
+65.7%
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
$8,775,000
ML approach
$8,775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$10,960,000
Change: +122% · Conversion: Difficult
RESTAURANT
$10,830,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,165,000
Change: +66% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,450,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$7,255,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$8.78M
Range $7.90M – $9.65M · ±10% · vs last sale $8.78M (Oct 22 2024)
Last sale anchor
$8.78M
Oct 22 2024
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
$364 / 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
$101,055
Tax year 2024
Assessed value
$7,871,032
Assessed 2024
Previous assessed
$7,871,032
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$7,763,813
Assessed improvement
$107,219
Applied tax rate
8.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Total area
24,112 SF
Lot
2.84 ac (123,863 SF)
Zoning code
AZM2
APN
8605-003-052
UPID
US10-0205319
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZM2 · Azusa, CA
Zoning AZM2 · permitted uses
AZM2 · 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
MEDICAL BUILDING
Est. value
$11.0M
RESTAURANT
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$7.5M
RETAIL STORES
Est. value
$7.3M
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
1976
Construction
WOOD
Heating
NONE
Stories
1
Buildings
4
Lot
2.84 ac
Current owner
From public records · entity-resolved
Westcore Alpha Danlee LLC
Entity
Mailing address
4350 LA JOLLA VLG DR STE #900, SAN DIEGO, CA 92122-1246
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2024
—
Westcore Alpha Danlee LLC
Sgv LLC
Intrafamily Transfer
related
—
Nov 12, 2019
$11,012,000
Westcore Alpha Danlee LLC
Westcore II Danlee LLC
Grant Deed
—
Feb 8, 2019
—
Westcore II Danlee LLC
—
Grant Deed
related
$35,000,000 · Bank Of America
Jan 30, 2019
$8,775,000
Westcore II Danlee LLC
Heppner Fam Survivors Trust
Grant Deed
—
Jan 9, 2003
—
Heppner,tr
Lee,tr
Grant Deed
related
$1,100,000 · Lee Trust
Mar 2, 1996
—
Lee Jack C Co Tr
—
Deed Of Trust
related
—
—
—
Westcore Alpha Danlee LLC
—
Deed Of Trust
related
$29,100,000 · Bank Of America
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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