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Property profile & analytics
OFF-MARKET
Estimated value
$1,510,000
Car washes
859 Azusa Ave, Azusa, CA 91702-5563
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US09-9178016
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1965
Total area
5,860 SF
Lot
0.82 ac (35,575 SF)
Zoning code
AZC3*
APN
8620-004-016
UPID
US09-9178016
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.51M
Owner & transaction history
Ming Ming Intl INC · 28 yrs held
Ming Ming Intl INC
since 1998
3 recorded transactions
Zoning & alternative use
AZC3* · Azusa, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,985,000
Current use
COMMERCIAL (GENERAL)
$1,810,000
Change: -9% · Conversion: Moderate
RETAIL STORES
$1,765,000
Change: -11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,670,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±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
$258 / 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
$38,947
Tax year 2024
Assessed value
$1,922,375
Assessed 2024
Previous assessed
$1,922,375
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$1,077,033
Assessed improvement
$845,342
Applied tax rate
13.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Total area
5,860 SF
Lot
0.82 ac (35,575 SF)
Zoning code
AZC3*
APN
8620-004-016
UPID
US09-9178016
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZC3* · Azusa, CA
Zoning AZC3* · permitted uses
AZC3* · 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
AUTO REPAIR, GARAGE Current
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
AUTO REPAIR, GARAGE Current
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1965
Heating
NONE
Stories
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Ming Ming Intl INC
Entity
Mailing address
859 S AZUSA AVE, AZUSA, CA 91702-5563
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2002
—
Ming Ming International INC
—
Deed Of Trust
related
$1,000,000 · Cathay Bank
Feb 13, 1998
$294,000
Ming Ming Intl INC
Nassereddine,talal
Grant Deed
related
$593,756 · Individual
May 22, 1992
$1,660,000
Talal Nassereddine
Chiu,hsiao C
Grant Deed
$615,000 · South Coast Thrift & Loan
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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