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Property profile & analytics
OFF-MARKET
Estimated value
$11,240,000
Community centers
900 Alosta Ave Azusa, CA 91702-2709
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9191625
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1989
Construction
WOOD
Total area
70,482 SF
Lot
5.6 ac (244,073 SF)
Zoning code
AZC3*
APN
8628-004-166
UPID
US09-9191625
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
$7.11M
Blend (final)
Blend
$11.24M
Owner & transaction history
University Promenade Grf3 LLC · 6 yrs held
University Promenade Grf3 LLC
since 2020
7 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
Blend value · Realmo final
$11.24M
Range $10.12M – $12.36M · ±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
$159 / 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
$258,741
Tax year 2024
Assessed value
$19,916,151
Assessed 2024
Previous assessed
$19,916,151
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$14,099,456
Assessed improvement
$5,816,695
Applied tax rate
10.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Total area
70,482 SF
Lot
5.6 ac (244,073 SF)
Zoning code
AZC3*
APN
8628-004-166
UPID
US09-9191625
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.
Building & site characteristics
From public records
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
5.6 ac
Current owner
From public records · entity-resolved
University Promenade Grf3 LLC
Entity
Mailing address
973 LOMAS SANTA FE DR, SOLANA BEACH, CA 92075-2137
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2020
—
University Promenade Grf3 LLC
—
Deed
related
$7,560,000 · Miscellaneous Ins Co
Mar 12, 2020
$18,575,000
University Promenade Grf3 LLC
Azusa Pacific University
Grant Deed
—
Aug 17, 2006
$18,250,000
Azusa Pacific University
Golden Mountain Investment INC
Corporation Deed
$8,800,000 · Golden Mountain Investment INC
Sep 20, 1996
$9,500,000
Golden Mountain Investment INC
West Land Reserves INC
Grant Deed
$6,175,000 · United National Bank
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$1,250,000 · East West Bank
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$108,501 · Xiaochun Zou
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$1,250,000 · Wai L Lee
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$850,000 · United National Bank
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$7,875,000 · East West Bank
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$30,000 · East West Bank
—
—
University Promenade Grf3 LLC
—
Deed Of Trust
related
$7,560,000 · Miscellaneous Ins Co
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$350,000 · Cogswell Nakazawa
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$500,000 · Three Islands Corp
—
—
Golden Mountain Investment INC
—
Deed Of Trust
related
$9,000,000 · Azusa Pacific University
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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