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Property profile & analytics
OFF-MARKET
Estimated value
$10,895,000
Community centers
655 Grand Ave Glendora, CA 91740-4139
Entity Owned
8-yr Hold
Free & Clear
Property ID
US09-9210238
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1992
Total area
66,831 SF
Lot
6.01 ac (261,826 SF)
Zoning code
GDC_RT66SP
APN
8633-005-027
UPID
US09-9210238
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
-
Sprouts Farmers Market Grocery & Convenience Store Food Market
-
Grand and Alosta Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.38M
Blend (final)
Blend
$10.90M
Owner & transaction history
655 S Grand Ave Owner LLC · 8 yrs held
655 S Grand Ave Owner LLC
since 2018
7 recorded transactions
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.90M
Range $9.81M – $11.98M · ±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
$163 / 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
$427,011
Tax year 2024
Assessed value
$35,166,735
Assessed 2024
Previous assessed
$35,166,735
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$8,500,253
Assessed improvement
$26,666,482
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1992
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
66,831 SF
Lot
6.01 ac (261,826 SF)
Zoning code
GDC_RT66SP
APN
8633-005-027
UPID
US09-9210238
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Zoning GDC_RT66SP · permitted uses
GDC_RT66SP · 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.
Building & site characteristics
From public records
Year built
1992
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
6.01 ac
Current owner
From public records · entity-resolved
655 S Grand Ave Owner LLC
Entity
Free & Clear · 8 yrs held
Mailing address
655 REDWOOD HWY FRONTAGE RD STE #177, MILL VALLEY, CA 94941-3009
Mailing matches property
Yes
Owner-occupied
Yes
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
Oct 23, 2018
—
655 S Grand Ave Owner LLC
—
Grant Deed
related
$17,108,000 · Miscellaneous Ins Co
Jun 22, 2018
$34,215,000
655 S Grand Ave Owner LLC
Champion Glendora LLC
Grant Deed
—
Jun 9, 2016
$13,500,000
Champion Glendora LLC
Smiths Food & Drug Centers In
Grant Deed
$23,222,500 · * Other Institutional Lenders
Jun 3, 2016
—
Smiths Food & Drug Centers In
Us Bk National Assn
Grant Deed
—
Dec 24, 2014
$1,232,500
Us Bk National Assn
California-relco LP Trust
Grant Deed
—
Dec 29, 1993
$5,771,000
State Street Bank & Trust Co
Smith's Food & D
Trustees Deed
related
—
Dec 29, 1993
$2,000
Relco,lp Trust
Smith's Food & D
Trustees 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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