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Property profile & analytics
OFF-MARKET
Estimated value
$3,135,000
Apartment buildings
628 Lemar Park Dr Glendora, CA 91740-4493
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9308362
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
9,164 SF
Lot
0.42 ac (18,115 SF)
Zoning code
GDR_RT66SP
APN
8644-010-035
UPID
US09-9308362
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
$3.00M
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$3.21M
Blend (final)
Blend
$3.14M
Owner & transaction history
M B Equity LLC · 3 yrs held
M B Equity LLC
since 2023
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
GDR_RT66SP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.2M
+67.2%
Medical building
$4.2M
+64.3%
Retail stores
$3.2M
+24.6%
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
$3,060,000
ML approach
$2,995,000
CAP Approach
CAP Return
Estimation
6%
$2,460,000
6.5%
$2,270,000
7%
$2,105,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,535,000
Current use
AUTO REPAIR, GARAGE
$4,240,000
Change: +67% · Conversion: Difficult
MEDICAL BUILDING
$4,165,000
Change: +64% · Conversion: Moderate
RETAIL STORES
$3,160,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,830,000
Change: +12% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,695,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$3.14M
Range $2.82M – $3.45M · ±10% · vs last sale $3.20M (Jan 24 2023)
Last sale anchor
$3.20M
Jan 24 2023
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
$342 / 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
$40,481
Tax year 2024
Assessed value
$3,264,000
Assessed 2024
Previous assessed
$3,264,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,448,000
Assessed improvement
$816,000
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
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
10
Bathrooms
19
Total area
9,164 SF
Lot
0.42 ac (18,115 SF)
Zoning code
GDR_RT66SP
APN
8644-010-035
UPID
US09-9308362
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDR_RT66SP · Glendora, CAZoning GDR_RT66SP · permitted uses
GDR_RT66SP · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$4.2M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
10
Bathrooms
19
Lot
0.42 ac
Current owner
From public records · entity-resolved
M B Equity LLC
Entity
Mailing address
PO BOX 661904, ARCADIA, CA 91066-1904
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2023
$3,200,500
M B Equity LLC
Puro Descansando Partners II LP
Grant Deed
$1,600,000 · First Republic Bank
Dec 9, 2016
—
Puro Descansando Ptrs II LP
—
Deed
related
$12,500,000 · Farmers & Merchants Bk/lng Bch
Apr 14, 2015
—
Martindale,j H & L A Trust
Martindale Trust
Quit Claim Deed
related
—
Apr 14, 2015
$2,280,000
Puro Descansando Partners II|descansando Partners
Martindale J H & L A Trust
Grant Deed
—
Feb 20, 2004
—
Martindale,tr
Martindale,tr
Quit Claim Deed
related
$690,000 · Washington Mutual Fsb
Oct 7, 1999
—
Thomas J Martindale
Martindale,t J & E J
Quit Claim Deed
related
—
Oct 1, 1999
—
Thomas J Martindale
Martindale,t J & E J Trustees
Quit Claim Deed
related
—
Dec 28, 1994
—
Thomas J Martindale
Martindale,t J & E J
Quit Claim Deed
related
—
May 9, 1989
—
Martindale Tr
Martindale Thoma
Quit Claim Deed
related
—
—
—
Puro Descansando Ptrs II LP
—
Deed Of Trust
related
$12,500,000 · Farmers & Merchants Bk/lng Bch
—
—
Thomas J Martindale
—
Deed Of Trust
related
$200,000 · Industry Equipment Rentals INC
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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