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Property profile & analytics
OFF-MARKET
Estimated value
$28,660,000
Office buildings
955 Overland Ct, San Dimas, CA 91773-1746
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7518787
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
87,210 SF
Lot
5.47 ac (238,128 SF)
Zoning code
SDM1
APN
8383-010-060
UPID
US09-7518787
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
-
UNAC/UHCP Corporate Office
-
Alliance of Health Care Unions Association Or Organization
-
Los Angeles County Department of Children and Family Services Government Office
-
DefensePro Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.29M
Comparable Approach
Comparable
$32.45M
Blend (final)
Blend
$28.66M
Owner & transaction history
Next Frontier INC · 6 yrs held
Next Frontier INC
since 2019
7 recorded transactions
Zoning & alternative use
SDM1 · San Dimas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$40.3M
+43.4%
Medical building
$39.6M
+40.9%
Retail stores
$33.4M
+18.8%
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 San Dimas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Dimas 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%
$33,890,000
6.5%
$31,285,000
7%
$29,050,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$28,135,000
Current use
AUTO REPAIR, GARAGE
$40,340,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$39,645,000
Change: +41% · Conversion: Easy
RETAIL STORES
$33,425,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$26,945,000
Change: -4% · Conversion: Easy
WAREHOUSE, STORAGE
$25,625,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$28.66M
Range $25.79M – $31.53M · ±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
$329 / 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
$270,947
Tax year 2024
Assessed value
$21,336,819
Assessed 2024
Previous assessed
$21,336,819
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$10,078,698
Assessed improvement
$11,258,121
Applied tax rate
12.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
87,210 SF
Lot
5.47 ac (238,128 SF)
Zoning code
SDM1
APN
8383-010-060
UPID
US09-7518787
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDM1 · San Dimas, CA
Zoning SDM1 · permitted uses
SDM1 · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Dimas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$28.1M
AUTO REPAIR, GARAGE
Est. value
$40.3M
MEDICAL BUILDING
Est. value
$39.6M
RETAIL STORES
Est. value
$33.4M
COMMERCIAL (GENERAL)
Est. value
$26.9M
WAREHOUSE, STORAGE
Est. value
$25.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
5.47 ac
Current owner
From public records · entity-resolved
Next Frontier INC
Entity
Mailing address
80 S LK AVE STE #780, PASADENA, CA 91101-2586
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2019
$19,919,500
Next Frontier INC
955 Overland Venture LLC
Grant Deed
—
May 23, 2019
—
955 Overland Venture LLC
—
Deed
related
$1,000,000 · Vmc Lender LLC
Sep 5, 2017
—
955 Overland Venture LLC
Overland Venture LP
Quit Claim Deed
$11,000,000 · Vmc Lender LLC
Apr 25, 2008
$21,800,200
Venture Overland
Ari Overland LLC
Deed Of Trust
$14,170,000 · Rabobank
Nov 7, 2003
—
Myson Properties One LP
Harmet Properties Ltd
Grant Deed
related
—
Mar 15, 2000
—
Harmet Properties Ltd
Pacifica San Dimas II LLC
Grant Deed
$5,200,000 · Canada Life Assurance Co
Jun 25, 1997
—
Pacifica San Dimas II LLC
Imo Industries INC
Grant Deed
$3,960,000 · Credit Suisse First Boston Mtg
Aug 25, 1994
—
Imo Industries INC
—
Deed Of Trust
related
$150,000,000 · Citibank Fsb
Aug 3, 1993
—
Imo Industries INC
—
Grant Deed
related
—
Dec 1, 1989
$10,244,500
Imo Industries
Cong
Quit Claim Deed
related
—
—
—
955 Overland Venture LLC
—
Deed Of Trust
related
$1,000,000 · Vmc Lender LLC
—
—
Imo Industries INC
—
Deed Of Trust
related
$175,000 · Citicorp USA Corp
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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