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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Investment properties
631 Azusa Ave Azusa, CA 91702-2910
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0218461
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1895
Construction
TILT-UP CONCRETE
Total area
3,329 SF
Lot
0.13 ac (5,652 SF)
Zoning code
AZCBD-P*
APN
8611-004-031
UPID
US10-0218461
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
$1.04M
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Ks Lotus Co LLC · 3 yrs held
Ks Lotus Co LLC
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
AZCBD-P* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+47.1%
Auto repair, garage
$1.1M
+9.6%
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 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
$1,095,000
ML approach
$1,035,000
CAP Approach
CAP Return
Estimation
6%
$1,125,000
6.5%
$1,035,000
7%
$965,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,030,000
Current use
MEDICAL BUILDING
$1,515,000
Change: +47% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,130,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$855,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10% · vs last sale $1.08M (Aug 31 2022)
Last sale anchor
$1.08M
Aug 31 2022
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
$320 / 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
$14,510
Tax year 2024
Assessed value
$1,101,600
Assessed 2024
Previous assessed
$1,101,600
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$755,820
Assessed improvement
$345,780
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1895
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,329 SF
Lot
0.13 ac (5,652 SF)
Zoning code
AZCBD-P*
APN
8611-004-031
UPID
US10-0218461
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZCBD-P* · Azusa, CA
Zoning AZCBD-P* · permitted uses
AZCBD-P* · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING
Est. value
$855,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1895
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Ks Lotus Co LLC
Entity
Mailing address
147 W RTE 66PMB216, GLENDORA, CA 91740-6208
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 31, 2022
$1,080,000
Ks Lotus Co LLC
Ovoda LLC
Grant Deed
$1,220,000 · Live Oak Banking Company
Jul 24, 2020
—
Ovoda LLC
Ovoda LLC
Intrafamily Transfer
related
$833,000 · Ctbc Bank Corp USA
Feb 7, 2020
$980,000
Ovoda LLC
Huo Fam R/e Hldgs LLC
Grant Deed
$1,000,000 · Mazner Family Trust (pt)
May 25, 2016
$740,000
Huo Family Real Estate Holdings LLC
Irene Esquivel
Grant Deed
$643,500 · Jpmorgan Chase Bank NA
Apr 14, 2011
$550,000
Irene Esquivel
Wells Fargo Bk NA
Grant Deed
$275,000 · Pacific Alliance Bank
Aug 24, 2010
$548,866
Fargo Bk NA Wells
Wt Capital Lender Services
Trustees Deed
related
—
Jul 1, 2004
$280,000
Toyama,tr
Brown,bobby L Est
Grant Deed
$180,000 · Wells Fargo Bank
Sep 25, 2000
$200,000
Brown,bobby L
Dier,otis D
Trustees Deed
$72,000 · Individual
Sep 25, 2000
—
Bobby L Brown
Brown,c R
Quit Claim Deed
related
—
Jul 7, 1993
—
Otis Dier
Billotti,william
Quit Claim Deed
related
—
—
—
Otis D Dier
—
Deed Of Trust
related
$25,000 · Citizens Business 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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