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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Apartment buildings
625 Wabash Ave Glendora, CA 91740-4480
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7592124
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
5,326 SF
Lot
0.21 ac (9,329 SF)
Zoning code
GDR3
APN
8644-001-041
UPID
US09-7592124
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
$1.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Van Noy,lawrence W 1990 Trust · 8 yrs held
Van Noy,lawrence W 1990 Trust
since 2018
7 recorded transactions
Zoning & alternative use
GDR3 · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+11.7%
Warehouse, storage
$1.6M
+6.2%
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%
$1,430,000
6.5%
$1,320,000
7%
$1,225,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,475,000
Current use
COMMERCIAL (GENERAL)
$1,645,000
Change: +12% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,565,000
Change: +6% · 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
$193 / 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
$24,877
Tax year 2024
Assessed value
$1,991,132
Assessed 2024
Previous assessed
$1,991,132
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,224,882
Assessed improvement
$766,250
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
5,326 SF
Lot
0.21 ac (9,329 SF)
Zoning code
GDR3
APN
8644-001-041
UPID
US09-7592124
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDR3 · Glendora, CA
Zoning GDR3 · permitted uses
GDR3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.21 ac
Current owner
From public records · entity-resolved
Van Noy,lawrence W 1990 Trust
Trust
Mailing address
1541 E EAGLE RDG, GLENDORA, CA 91740-4596
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Jul 12, 2018
—
Van Noy,lawrence W 1990 Trust
Shelter Credit Trust
Quit Claim Deed
related
—
Jan 3, 2018
$692,000
Van,noy 1980 Trust
Van Noy 1980 Trust
Grant Deed
related
—
Jul 7, 2016
$3,500,000
Van Noy 1980 Trust
Antila 1031 LLC
Grant Deed
—
Nov 1, 2004
$1,960,000
M B Equity LLC
Messick Gale S & D M Trust
Grant Deed
related
$1,288,000 · Messick Gale S & Donna M Trust
Aug 10, 2004
—
Messick,tr
Messick,gale S & Donna M
Quit Claim Deed
related
—
—
—
Mb Equity LLC
—
Deed Of Trust
related
$200,000 · Sandra Schneider
—
—
Messick Gale S
—
Deed Of Trust
related
$785,000 · California Federal 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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