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Property profile & analytics
OFF-MARKET
Estimated value
$6,370,000
Apartment buildings
810 Citrus Ave Azusa, CA 91702-5966
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6296153
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
18,084 SF
Lot
0.63 ac (27,421 SF)
Zoning code
LCC1*
APN
8630-009-022
UPID
US09-6296153
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
$6.37M
CAP Approach
CAP
$4.48M
Comparable Approach
Comparable
$6.26M
Blend (final)
Blend
$6.37M
Owner & transaction history
Real Citrus LLC · 2 yrs held
Real Citrus LLC
since 2024
Last sale
$6.4M
7 recorded transactions
Zoning & alternative use
LCC1* · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.2M
+59.6%
Restaurant
$8.1M
+57.7%
Auto repair, garage
$6.1M
+18.9%
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
$6,370,000
ML approach
$6,370,000
CAP Approach
CAP Return
Estimation
6%
$4,850,000
6.5%
$4,475,000
7%
$4,155,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,150,000
Current use
MEDICAL BUILDING
$8,220,000
Change: +60% · Conversion: Moderate
RESTAURANT
$8,125,000
Change: +58% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,125,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,590,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$5,440,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$6.37M
Range $5.73M – $7.01M · ±10% · vs last sale $6.37M (May 24 2024)
Last sale anchor
$6.37M
May 24 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
$352 / 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
$92,174
Tax year 2024
Assessed value
$7,425,849
Assessed 2024
Previous assessed
$7,425,849
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$4,735,900
Assessed improvement
$2,689,949
Applied tax rate
3.0000
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
1987
Construction
WOOD
Heating
NONE
Cooling
YES
Units
22
Bathrooms
22
Total area
18,084 SF
Lot
0.63 ac (27,421 SF)
Zoning code
LCC1*
APN
8630-009-022
UPID
US09-6296153
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Azusa, CA
Zoning LCC1* · permitted uses
LCC1* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$8.2M
RESTAURANT
Est. value
$8.1M
AUTO REPAIR, GARAGE
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.6M
RETAIL STORES
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
22
Bathrooms
22
Lot
0.63 ac
Current owner
From public records · entity-resolved
Real Citrus LLC
Entity
Mailing address
905 S A ST STE #1, OXNARD, CA 93030-9253
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2024
$6,369,000
Real Citrus LLC
The Walton Associated Companies
Grant Deed
$3,170,000 · Us Bank NA
Jun 21, 2022
$7,125,000
The Walton Associated Companies
Pi Properties No 6 LLC
Grant Deed
$3,915,000 · Malaga Bank Fsb
Jun 29, 2020
—
Pi Properties No 6 LLC
—
Deed
related
$4,253,000 · Greystone Svcng Corp
Feb 28, 2020
—
Pi Properties No 6 LLC
Pi Properties No 6 LLC
Quit Claim Deed
related
$4,253,000 · Greystone Svcng Corp
Mar 21, 2018
$5,500,000
Pi Properties 6 LLC
Citrus Villas LLC
Grant Deed
—
Mar 30, 2007
—
Citrus Villas LLC
Klock Partners
Grant Deed
$1,745,000 · Washington Mutual Bank
Oct 16, 2003
$2,750,000
Klock Partners
Freeman,david F
Grant Deed
$1,680,000 · Citibank West Fsb
Mar 25, 1992
$1,658,000
David E Freeman
Holland Trust
Grant Deed
$1,203,000 · First Federal Savings & Loan
Sep 21, 1989
$729,000
Robert Holland
Minar
Grant Deed
related
$75,000 · Minard Philip H&
—
—
Michael Chu
—
Deed Of Trust
related
$200,000 · Tokai Bank California
—
—
Pi Properties No 6 LLC
—
Deed Of Trust
related
$4,253,000 · Greystone Svcng Corp
—
—
Michael Chu
—
Deed Of Trust
related
$1,217,600 · Coast Federal 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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