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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Apartment buildings
843 Angeleno Ave Azusa, CA 91702-2352
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6417436
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
4,362 SF
Lot
0.17 ac (7,432 SF)
Zoning code
AZR3YY
APN
8605-002-185
UPID
US09-6417436
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
$1.55M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$1.58M
Owner & transaction history
John G Schwarzenbach · 5 yrs held
John G Schwarzenbach
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
AZR3YY · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Medical building
$2.0M
+59.6%
Auto repair, garage
$1.5M
+18.9%
Commercial (general)
$1.4M
+8.5%
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 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
$1,510,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
$1,170,000
6.5%
$1,080,000
7%
$1,005,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,240,000
Current use
MEDICAL BUILDING
$1,985,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,475,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,350,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$1,310,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$1,120,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±10% · vs last sale $1.66M (Jan 5 2021)
Last sale anchor
$1.66M
Jan 5 2021
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
$361 / 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
$22,516
Tax year 2024
Assessed value
$1,759,481
Assessed 2024
Previous assessed
$1,759,481
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$785,293
Assessed improvement
$974,188
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Cooling
YES
Units
7
Total area
4,362 SF
Lot
0.17 ac (7,432 SF)
Zoning code
AZR3YY
APN
8605-002-185
UPID
US09-6417436
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZR3YY · Azusa, CAZoning AZR3YY · permitted uses
AZR3YY · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningMap2023
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1962
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
7
Lot
0.17 ac
Current owner
From public records · entity-resolved
John G Schwarzenbach
Individual
Mailing address
PO BOX 412706, LOS ANGELES, CA 90041-9706
Ownership since
2021
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
Jan 5, 2021
$1,658,000
John G Schwarzenbach
Van Noy L W 1990 Trust
Grant Deed
—
Jul 12, 2018
—
Van Noy,lawrence W 1990 Trust
Van Noy 1980 Trust
Quit Claim Deed
related
—
Jun 1, 2015
—
Andrew T Peceimer
Peceimer Trust
Quit Claim Deed
related
—
Jun 1, 2015
$1,200,000
Jim Younessi & Michele Younessi Rev
Andrew Todd Peceimer
Grant Deed
$675,000 · Jpmorgan Chase Bank NA
Jun 25, 2009
—
Peceimer Trust
Peceimer,andrew T
Quit Claim Deed
related
—
Apr 2, 2009
—
Andrew T Peceimer
Peceimer Andrew T Trust
Quit Claim Deed
related
—
Sep 20, 2007
—
Peceimer Andrew T Trust
Peceimer,andrew
Quit Claim Deed
related
—
Nov 3, 1999
$290,000
Andrew Peceimer
Prefontaine Trust
Grant Deed
$210,000 · Seller
—
—
Andrew Peceimer
—
Deed Of Trust
related
$210,000 · Quaker City 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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