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Property profile & analytics
OFF-MARKET
Estimated value
$4,200,000
Assisted living facilities
638 Indian Hl Blvd Claremont, CA 91711-5444
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6880973
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
9,371 SF
Lot
1.31 ac (57,002 SF)
Zoning code
CLCP*
APN
8315-009-043
UPID
US09-6880973
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
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.20M
Owner & transaction history
Claremont LLC · 1 yrs held
Claremont LLC
since 2024
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
CLCP* · Claremont, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.1M
+135.8%
Neighborhood: shopping center
$5.7M
+120.4%
Auto repair, garage
$4.3M
+67.5%
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 Claremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Claremont 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
$4,200,000
ML approach
$4,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,590,000
Current use
RESTAURANT
$6,100,000
Change: +136% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,705,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,335,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$4,260,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$4,205,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$3,590,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,895,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$4.20M
Range $3.78M – $4.62M · ±10% · vs last sale $4.20M (Sep 13 2024)
Last sale anchor
$4.20M
Sep 13 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
$448 / 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
$18,501
Tax year 2024
Assessed value
$711,852
Assessed 2024
Previous assessed
$711,852
+0.0% YoY
Effective rate
2.60%
On assessed value
Assessed land
$380,951
Assessed improvement
$330,901
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Buildings
5
Stories
1
Units
3
Bathrooms
2
Total area
9,371 SF
Lot
1.31 ac (57,002 SF)
Zoning code
CLCP*
APN
8315-009-043
UPID
US09-6880973
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLCP* · Claremont, CA
Zoning CLCP* · permitted uses
CLCP* · Claremont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Claremont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.6M
RESTAURANT
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING
Est. value
$4.2M
RETAIL STORES
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
5
Units
3
Bathrooms
2
Lot
1.31 ac
Current owner
From public records · entity-resolved
Claremont LLC
Entity
Mailing address
2178 N EUCLID AVE, UPLAND, CA 91784-1409
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2024
$4,200,000
Claremont LLC
Deborah J Fitch
Grant Deed
$4,908,000 · Hanover Mortgage Co
Nov 18, 2021
—
Deborah J Fitch
—
Deed
related
$1,303,988 · Eric Sabety
Oct 16, 2018
—
Fitch,deborah J Trust
—
Deed
related
$447,849 · Robert F Zadina
Apr 6, 2001
—
Deborah J Fitch
Fitch,h T
Quit Claim Deed
related
—
Mar 30, 2000
—
Fitch,deborah J Trustee
Fitch,d J
Quit Claim Deed
related
—
Nov 14, 1990
—
Deborah J Fitch
—
Deed Of Trust
related
—
—
—
Fitch,deborah J Trust
—
Deed Of Trust
related
$450,000 · Robert F Zadina
—
—
Fitch,deborah J Trust
—
Loan Modification
related
$447,849 · Robert F Zadina
Oct 17, 1969
$67,000
Deborah J Fitch
—
Grant Deed
related
$44,000
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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