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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Investment properties
815 Foothill Blvd Monrovia, CA 91016-1913
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7342564
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
2,692 SF
Lot
0.21 ac (9,273 SF)
Zoning code
MORH*
APN
8504-020-004
UPID
US09-7342564
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
-
Shafer John Norman DDS Dental Office
-
Applebaum Sandra Law Firm
-
Eye Of The Storm Psychotherapist
-
Tammy Turk Marriage Or Relationship Counselor
-
Living with Fear Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$840k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$730k
Owner & transaction history
Vivant Properties LLC · 8 yrs held
Vivant Properties LLC
since 2017
5 recorded transactions
Zoning & alternative use
MORH* · Monrovia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+45.2%
Retail stores
$1.0M
+24.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$910,000
6.5%
$840,000
7%
$780,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$830,000
Current use
OFFICE BUILDING
$1,205,000
Change: +45% · Conversion: Easy
RETAIL STORES
$1,030,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$790,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±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
$271 / 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
$15,334
Tax year 2024
Assessed value
$1,115,514
Assessed 2024
Previous assessed
$1,115,514
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$803,171
Assessed improvement
$312,343
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
2,692 SF
Lot
0.21 ac (9,273 SF)
Zoning code
MORH*
APN
8504-020-004
UPID
US09-7342564
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
COMMERCIAL (GENERAL) Current
Est. value
$830,000
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$790,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Vivant Properties LLC
Entity
Mailing address
45 E SAINT JOSEPH ST, ARCADIA, CA 91006-2861
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2025
—
Vivant Properties LLC
—
Deed
related
$235,000 · Pcb Bank
Dec 1, 2017
$1,000,000
Vivant Properties LLC
815 W Foothill Blvd LLC
Grant Deed
$500,000 · Pacific City Bank
Nov 4, 2015
—
815 W Foothill Blvd LLC
Mejia,juan C
Grant Deed
related
—
Mar 1, 2005
$730,000
Juan C Mejia
Shafer Family Trust
Grant Deed
$511,000 · Zions First National Bank
Mar 1, 2005
—
Juan C Mejia
Mejia,yvette A
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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