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Property profile & analytics
OFF-MARKET
Estimated value
$25,845,000
Apartment buildings
601 8th St Azusa, CA 91702-2546
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9200332
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
96,496 SF
Lot
4.33 ac (188,788 SF)
Zoning code
AZR3
APN
8608-030-071
UPID
US09-9200332
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
$23.89M
Comparable Approach
Comparable
$20.89M
Blend (final)
Blend
$25.85M
Owner & transaction history
Azusa Gardens Owner LP
Azusa Gardens Owner LP
since 2025
Last sale
$29.3M
7 recorded transactions
Zoning & alternative use
AZR3 · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Auto repair, garage
$32.7M
+18.9%
Commercial (general)
$29.8M
+8.5%
Retail stores
$29.0M
+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%
$25,880,000
6.5%
$23,890,000
7%
$22,180,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$27,480,000
Current use
AUTO REPAIR, GARAGE
$32,685,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$29,815,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$29,035,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$25.85M
Range $23.26M – $28.43M · ±10% · vs last sale $29.30M (Jul 23 2025)
Last sale anchor
$29.30M
Jul 23 2025
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
$268 / 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
$179,029
Tax year 2024
Assessed value
$13,051,094
Assessed 2024
Previous assessed
$13,051,094
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,832,637
Assessed improvement
$11,218,457
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
112
Bathrooms
99
Total area
96,496 SF
Lot
4.33 ac (188,788 SF)
Zoning code
AZR3
APN
8608-030-071
UPID
US09-9200332
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZR3 · Azusa, CAZoning AZR3 · permitted uses
AZR3 · 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
$27.5M
AUTO REPAIR, GARAGE
Est. value
$32.7M
COMMERCIAL (GENERAL)
Est. value
$29.8M
RETAIL STORES
Est. value
$29.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
112
Bathrooms
99
Lot
4.33 ac
Current owner
From public records · entity-resolved
Azusa Gardens Owner LP
Entity
Mailing address
3785 WILSHIRE BLVD APT #1811, LOS ANGELES, CA 90010-2893
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Oct 23, 2025
$29,300,000
Azusa Gardens Owner LP
Ks Choee Family Trust
Grant Deed
$393,000 · Key Bank NA
Dec 20, 2021
—
Kae Soon Choe
—
Deed
related
$15,000,000 · Bbcn Bank
Jun 16, 2015
—
Choe,k S Family Trust
Choe Kae S
Quit Claim Deed
related
—
Dec 30, 1992
$1,000
Kae S Choe
Chun,hae S
Grant Deed
related
—
Jul 12, 1989
$450,000
Choe Kae S&
1031 Exchange
Trustees Deed
—
Jul 12, 1989
$1,826,000
Choe Kae S&
1031
Trustees Deed
related
—
—
—
Choe,kae S
—
Deed Of Trust
related
$7,000,000 · Bbcn Bk
—
—
Kae S Choe
—
Deed Of Trust
related
$3,950,000 · Washington Mutual Fsb
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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