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Property profile & analytics
OFF-MARKET
Estimated value
$5,025,000
Apartment buildings
625 Cerritos Ave Azusa, CA 91702-3001
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7503674
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
12,372 SF
Lot
0.46 ac (19,975 SF)
Zoning code
AZC2*
APN
8612-003-001
UPID
US09-7503674
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
$4.89M
CAP Approach
CAP
$3.07M
Comparable Approach
Comparable
$4.29M
Blend (final)
Blend
$5.03M
Owner & transaction history
Zy Cerritos LLC · 4 yrs held
Zy Cerritos LLC
since 2021
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
AZC2* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Medical building
$5.6M
+59.6%
Restaurant
$5.6M
+57.7%
Auto repair, garage
$4.2M
+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
$4,990,000
ML approach
$4,890,000
CAP Approach
CAP Return
Estimation
6%
$3,320,000
6.5%
$3,065,000
7%
$2,845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,525,000
Current use
MEDICAL BUILDING
$5,625,000
Change: +60% · Conversion: Moderate
RESTAURANT
$5,560,000
Change: +58% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,190,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,825,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$3,720,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$5.03M
Range $4.52M – $5.53M · ±10% · vs last sale $5.48M (Sep 7 2021)
Last sale anchor
$5.48M
Sep 7 2021
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
$406 / 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
$70,620
Tax year 2024
Assessed value
$5,702,590
Assessed 2024
Previous assessed
$5,702,590
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,278,476
Assessed improvement
$3,424,114
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
1988
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
14
Bathrooms
25
Total area
12,372 SF
Lot
0.46 ac (19,975 SF)
Zoning code
AZC2*
APN
8612-003-001
UPID
US09-7503674
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZC2* · Azusa, CAZoning AZC2* · permitted uses
AZC2* · 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
$3.5M
MEDICAL BUILDING
Est. value
$5.6M
RESTAURANT
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.8M
RETAIL STORES
Est. value
$3.7M
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
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
14
Bathrooms
25
Lot
0.46 ac
Current owner
From public records · entity-resolved
Zy Cerritos LLC
Entity
Mailing address
870 EL CAMPO DR, PASADENA, CA 91107-5501
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2021
$5,475,000
Zy Cerritos LLC
Golden Link Investments LLC
Grant Deed
$25,000 · Jpmorgan Chase Bank NA
Aug 8, 2018
$10,890,000
Golden Link Investment LLC
Pi Properties No 34 LLC
Grant Deed
$500,000 · East West Bank
Mar 24, 2017
$2,825,000
Pi Properties #34 LLC
Azusa Pacific University
Grant Deed
$1,990,000 · Luther Burbank Savings
May 15, 2006
—
Azusa Pacific University
Azusa Pacific Foundation
Quit Claim Deed
—
Nov 13, 2001
$341,127
Hud
Washington Mutual Home Loans
Grant Deed
related
—
May 1, 2001
$1,050,000
Azusa Pacific Foundation
Monterey Views LLC
Grant Deed
—
Jan 4, 2001
—
Norman Y Chang
Chang,a F
Quit Claim Deed
related
—
Aug 27, 1998
$284,290
Monterey Views LLC
Brashear,michael B
Grant Deed
—
Jan 13, 1988
—
Michael Brashear
—
Deed Of Trust
related
$540,000 · Columbia National Bank
—
—
Michael Brashear
—
Deed Of Trust
related
$675,000 · Coast Federal Bank
—
—
Michael Brasher
—
Deed Of Trust
related
$275,000 · Individual
—
—
Michael B Brashear
—
Deed Of Trust
related
$200,000 · First American Bank
—
—
Michael Brashear
—
Deed Of Trust
related
$72,750 · Hasson Richard S
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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