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Property profile & analytics
OFF-MARKET
Estimated value
$5,860,000
Parking lots & garages
Glendora, CA 91740
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9981376
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1972
Total area
8,300 SF
Lot
0.2 ac (8,524 SF)
Zoning code
GDCM
APN
8641-001-038
UPID
US09-9981376
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
$4.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.90M
Blend (final)
Blend
$5.86M
Owner & transaction history
Mery LLC · 2 yrs held
Mery LLC
since 2023
Last sale
$6.3M
5 recorded transactions
Zoning & alternative use
GDCM · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.4M
+28.2%
Neighborhood: shopping center
$5.1M
+19.8%
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 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
$4,350,000
ML approach
$4,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$4,215,000
Current use
RESTAURANT
$5,405,000
Change: +28% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,050,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,840,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$3,775,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$5.86M
Range $5.27M – $6.45M · ±10% · vs last sale $6.29M (Oct 2 2023)
Last sale anchor
$6.29M
Oct 2 2023
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
$706 / 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
$7,185
Tax year 2024
Assessed value
$612,000
Assessed 2024
Previous assessed
$612,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$600,000
Assessed improvement
$12,000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1972
Heating
NONE
Total area
8,300 SF
Lot
0.2 ac (8,524 SF)
Zoning code
GDCM
APN
8641-001-038
UPID
US09-9981376
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDCM · Glendora, CA
Zoning GDCM · permitted uses
GDCM · 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
PARKING LOT Current
Est. value
$4.2M
RESTAURANT
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.8M
PARKING LOT Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL 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
1972
Heating
NONE
Lot
0.2 ac
Current owner
From public records · entity-resolved
Mery LLC
Entity
Mailing address
733 BRAEWOOD DR, BRADBURY, CA 91008-1108
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Oct 2, 2023
$6,285,000
Mery LLC
Azusa Pacific University
Grant Deed
$2,542,000 · First Citizens Bank & Trust Co
Oct 2, 2023
—
Mery LLC
—
Deed
related
$2,293,000 · California Statewide Certifield Developm
Dec 21, 2021
$991,300
Azusa Pacific University
Citrus Edge LLC
Grant Deed
—
Jan 14, 2011
$2,200,000
Citrus Edge LLC
Vertis INC
Grant Deed
$1,980,000 · Butterfield Memorial Foun
Aug 13, 1993
$1,250,000
Treasure Chest Advertising Co
Milhous Leasing
Grant Deed
—
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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