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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Office buildings
635 Foothill Blvd, Monrovia, CA 91016-2038
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9164755
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1948
Construction
WOOD
Total area
3,880 SF
Lot
0.19 ac (8,132 SF)
Zoning code
MORH*
APN
8504-016-010
UPID
US09-9164755
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
Current use
Occupant on record · Public records
-
Hudson & Kooiman Law Offices Law Firm
-
GTCbio Corporate Office
-
Patten & Patten Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
$1.39M
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$1.65M
Owner & transaction history
Eagle Investment Group II LLC · 2 yrs held
Eagle Investment Group II LLC
since 2024
Last sale
$1.7M
6 recorded transactions
Zoning & alternative use
MORH* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+35.7%
Auto repair, garage
$1.8M
+3.1%
Medical building
$1.8M
+1.4%
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 Monrovia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monrovia 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
$1,650,000
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
$1,510,000
6.5%
$1,390,000
7%
$1,290,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,360,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,795,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,765,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,485,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.65M
Range $1.49M – $1.82M · ±10% · vs last sale $1.65M (May 29 2024)
Last sale anchor
$1.65M
May 29 2024
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
$425 / 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
$12,936
Tax year 2024
Assessed value
$905,089
Assessed 2024
Previous assessed
$905,089
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$381,738
Assessed improvement
$523,351
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,880 SF
Lot
0.19 ac (8,132 SF)
Zoning code
MORH*
APN
8504-016-010
UPID
US09-9164755
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MORH* · Monrovia, CA
Zoning MORH* · permitted uses
MORH* · Monrovia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monrovia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Eagle Investment Group II LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2024
—
Eagle Investment Group II LLC
—
Deed
related
$598,000 · Cdc Small Business Finance Corp
May 29, 2024
$1,650,000
Eagle Investment Group II LLC
Confice LLC
Grant Deed
$598,000 · Cdc Small Business Finance Corp
May 29, 2024
—
Eagle Investment Group II LLC
—
Deed
related
$582,553 · Harvest Commercial Capital LLC
Mar 21, 2012
$735,000
Confice LLC
J Randall Faith
Grant Deed
$551,250 · Citibank NA
Jun 14, 2011
—
Faith William E Trust
Faith,william E
Affidavit Of Death
related
—
Dec 4, 2002
—
Faith,tr
Faith,william E
Quit Claim Deed
related
—
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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