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Property profile & analytics
OFF-MARKET
Estimated value
$3,880,000
Retail space
950 Foothill Blvd Claremont, CA 91711-3303
Trust Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6803646
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
WOOD
Total area
14,770 SF
Lot
1.35 ac (58,757 SF)
Zoning code
CLCH*
APN
8311-006-004
UPID
US09-6803646
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
-
Kisetsu Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.03M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$3.88M
Owner & transaction history
Shen Family Trust · 13 yrs held
Shen Family Trust
since 2013
7 recorded transactions
Zoning & alternative use
CLCH* · Claremont, 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 Claremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Claremont 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%
$5,445,000
6.5%
$5,025,000
7%
$4,670,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,660,000
Current use
COMMERCIAL (GENERAL)
$4,565,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.88M
Range $3.49M – $4.27M · ±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
$263 / 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
$64,776
Tax year 2024
Assessed value
$4,796,439
Assessed 2024
Previous assessed
$4,796,439
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$3,617,430
Assessed improvement
$1,179,009
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
14,770 SF
Lot
1.35 ac (58,757 SF)
Zoning code
CLCH*
APN
8311-006-004
UPID
US09-6803646
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CLCH* · Claremont, CA
Zoning CLCH* · permitted uses
CLCH* · Claremont, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Claremont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.35 ac
Current owner
From public records · entity-resolved
Shen Family Trust
Trust
Mailing address
12 AVENIDA DE AZALEA, RANCHO PALOS VERDES, CA 90275-6379
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2020
—
James Shen
—
Deed
related
$2,100,000 · First Commercial Bank
Jun 14, 2013
—
Shen Family Trust
Shen,james Y Y & Yu-ching F
Quit Claim Deed
related
—
Oct 14, 2005
$3,400,000
James Y Y Shen
Hilarides,george
Grant Deed
$1,680,000 · First Commercial Bank
Oct 14, 2005
—
Vanderdussen Geraldine M Tr
Hilarides,bertha
Affidavit Of Death
—
Mar 17, 1995
$1,670,000
George Hilarides Estate
Wohl/claremont Square
Grant Deed
—
Dec 9, 1994
—
Claremont Square Wohl
Jones Trust
Grant Deed
related
—
Dec 29, 1993
$920,000
Claremont Sq Wohl
Property Asset M
Grant Deed
$690,000 · Ali INC
May 21, 1993
$850,000
Property Asset Management
Vanderbilt Group
Trustees Deed
related
—
—
—
Yeong Y Shen
—
Deed Of Trust
related
$1,505,000 · First Commercial Bank
—
—
James Y Y Shen
—
Deed Of Trust
related
$500,000 · First Commercial 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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