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Property profile & analytics
OFF-MARKET
Estimated value
$9,020,000
Retail space
853 Rte 66 Glendora, CA 91740-4136
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8439701
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
TILT-UP CONCRETE
Total area
19,022 SF
Lot
1.37 ac (59,571 SF)
Zoning code
GDC_RT66SP
APN
8634-010-023
UPID
US09-8439701
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
-
Cabo Tacos Restaurant
-
ATM Atm
-
ALLUS Mold Removal Glendora CA Home Inspector Water Damage Restoration Service
-
Harmony massage&Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.24M
CAP Approach
CAP
$6.48M
Comparable Approach
Comparable
$8.91M
Blend (final)
Blend
$9.02M
Owner & transaction history
Glendora Gateway LLC · 4 yrs held
Glendora Gateway LLC
since 2022
Last sale
$9.2M
5 recorded transactions
Zoning & alternative use
GDC_RT66SP · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.4M
+88.9%
Neighborhood: shopping center
$11.6M
+76.5%
Auto repair, garage
$8.8M
+34.2%
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
$8,505,000
ML approach
$9,240,000
CAP Approach
CAP Return
Estimation
6%
$7,015,000
6.5%
$6,475,000
7%
$6,010,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,560,000
Current use
RESTAURANT
$12,385,000
Change: +89% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$11,575,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,800,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$8,645,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,875,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$5,590,000
Change: -15% · Conversion: Difficult
OFFICE BUILDING
$5,470,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$9.02M
Range $8.12M – $9.92M · ±10% · vs last sale $9.23M (Jan 19 2022)
Last sale anchor
$9.23M
Jan 19 2022
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
$474 / 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
$115,669
Tax year 2024
Assessed value
$9,597,690
Assessed 2024
Previous assessed
$9,597,690
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$4,395,690
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Units
6
Total area
19,022 SF
Lot
1.37 ac (59,571 SF)
Zoning code
GDC_RT66SP
APN
8634-010-023
UPID
US09-8439701
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.6M
RESTAURANT
Est. value
$12.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.6M
AUTO REPAIR, GARAGE
Est. value
$8.8M
MEDICAL BUILDING
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$5.9M
WAREHOUSE, STORAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
6
Lot
1.37 ac
Current owner
From public records · entity-resolved
Glendora Gateway LLC
Entity
Mailing address
215 N 2ND AVE STE H, UPLAND, CA 91786-8317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 19, 2022
$9,225,000
Glendora Gateway LLC
Fairview Investment LP
Grant Deed
$5,996,250 · Bbcn Bank
Apr 24, 2013
$6,300,000
Fairview Investment LLC
D E K K Associates
Grant Deed
$3,200,000 · Bank Of America NA
Sep 1, 2000
$1,100,000
D E K K Associates
Soelberg,robert P
Grant Deed
—
Dec 17, 1993
—
Soelberg Robert P
—
Deed Of Trust
related
—
—
—
Fairview Investment LLC
—
Deed Of Trust
related
$3,000,000 · Bank Of America
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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