618 W Rte 66

Glendora, CA 91740

$12,789,000
Price
3
Beds
48
Baths
42,485 Sq. Ft.
$301 / Sq. Ft.
42,485
Sq. Ft.
$301
per Sq. Ft.
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New
New

Description

Royal Palms Apartments & Professional Building, a well-located mixed-use investment opportunity comprised of 48 apartment units and 28 commercial suites. Situated along the historic Route 66 corridor in the city of Glendora, California, the property sits on a 1.45-acre parcel and features a combined building size of approximately 42,485 square feet. Royal Palms Apartments is comprised of two two-story residential buildings and includes a well-balanced unit mix of twenty-four studios, twenty-three...Royal Palms Apartments & Professional Building, a well-located mixed-use investment opportunity comprised of 48 apartment units and 28 commercial suites. Situated along the historic Route 66 corridor in the city of Glendora, California, the property sits on a 1.45-acre parcel and features a combined building size of approximately 42,485 square feet. Royal Palms Apartments is comprised of two two-story residential buildings and includes a well-balanced unit mix of twenty-four studios, twenty-three one-bedrooms, and one two-bedroom floor plans. Approximately 75% of the apartment units have been upgraded through a structured renovation program and feature modern interior
finishes including luxury vinyl plank flooring, updated kitchen and bathroom cabinetry, recessed lighting, fresh interior paint, ceiling fans, and window A/C units. Additionally, all apartment units are individually metered for gas & electricity. Exterior improvements include seismic retrofit, new roofs in 2019, new landscaping, re-plastered swimming pool and pump & new exterior doors. The property offers strong functional amenities and operational advantages, including a total of 77 on-site parking spaces, a significant competitive benefit for a mixeduse asset of this size and vintage. Parking includes 40 tuck-under spaces with individual locked storage (20 front / 20 rear) and 37 surface parking spaces distributed along the west, east, and front portions of the property, including ADA-designated stalls. Additional resident amenities include on-site bike lock stands, enhancing
accessibility and modern tenant convenience. Royal Palms Professional Building consists of 28 commercial suites (8 retail suites ground level and 20 office suites 2nd story) across two floors. Several ground-floor retail suites and upstairs office suites are currently vacant, including one suite with a full kitchen, providing immediate lease-up and repositioning upside for an owner-user or value-add investor seeking to increase in-place income and optimize tenant composition. Commercial suites are individually metered for electricity, with tenants responsible for their own utility expenses. The landlord is responsible for common area electricity, gas for heating and air conditioning, water, and trash, consistent with a modified gross lease structure commonly utilized in the market, offering operational efficiency and predictable expense allocation.
  1. Listed by Douglas McCauley • DRE #CV35308 • Brokerage DRE #00530854 • MARCUS & MILLICHAP • 626-695-6776
  2. Listed by David Covarrubias • DRE #01941403 • Brokerage DRE #00530854 • MARCUS & MILLICHAP

Property Details for 618 West Rte 66

Parking Spaces Total
77
Private Pool
No
Cooling Type
Wall/Window Unit(s)
Total Units
76.0
Building Type
Attached
Lot Size Source
Public Records
Living Area
42485
Assessor Parcel Number
8633-005-015
LISTING UPDATED: 07/01/2026 09:36 AM

Property Details for 618 West Rte 66

StatusActive
MLS #CV26143474
Days on Market1
Taxes-
HOA Fees-
Condo/Co-op Fees-
Property TypeMixed Use
MLS TypeResidential Income
Year Built1962
Lot Size1.45 AC / 63,162 SF
CountyLos Angeles County
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Location

Listing Courtesy of MARCUS & MILLICHAP, Douglas McCauley, DRE #CV35308; MARCUS & MILLICHAP, David Covarrubias, DRE #01941403
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Building Information for 618 West Rte 66

Stories2Residences-Year Built1962Building Size-Lot Size1.45 AC / 63,162 SF

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$79,313 per month

30 year fixed, 6.36% Interest

Principal and Interest

$63,729

Property Taxes

$15,584

HOA Dues

$0

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Property Information for 618 West Rte 66

Income / Expense / Tax Details
Income Details
  • Gross Income: $972,924
  • Gross Scheduled Income: $972,924
  • Vacancy Allowance: 48616
  • Gross Operating Income: $930,261
  • Net Operating Income: $770,227
  • Laundry Income: $5,953
  • Gross Multiplier: 9.65
  • Cap Rate: 6.02
Expense Details
  • Operating Expense: $476,140
  • New Taxes Expense: $164,062
  • Gardener Expense: $8,590
  • Fuel Expense: $9,037
  • Licenses Expense: $4,000
  • Pest Control Expense: $1,500
  • Pool Expense: $5,700
  • Electric Expense: $42,414
  • Insurance Expense: $50,000
  • Maintenance Expense: $65,000
  • Professional Management Expense: $49,373
  • Trash Expense: $43,973
  • Water Sewer Expense: $11,000
  • Supplies Expense: $9,600
  • Total Expenses: $476,140
Tax / Assessment Info
  • Tax Block: T1N
  • Tax Tract Number: 4008.01
  • Tax Lot: 36
Community / Development
Community / Development
  • Community Features: Curbs, Street Lights, Sidewalks
Property / Structure Info
Interior Features
  • Laundry: Yes
  • Laundry Features: Community
  • Laundry Equipment Own Lease: Own
  • Cooling: Wall/Window Unit(s)
Exterior Features
  • Entry Location: Front
  • Pool Features: Community
Land/Lot Info
  • Lot Features: Lot 6500-9999
  • Number Of Units: 76
  • Land Lease: No
  • Land Lease Type: Fee
  • Levels: Two
  • Water: Public
  • Sewer: Public Sewer
  • Water Source: Public
Parking Info
  • Garage Spaces: 0
  • Uncovered Spaces: 37
  • Open Other Spaces Total: 37
  • Parking Garage Spaces: 0
  • Carport Spaces: 40
Unit Information
Unit 1
  • Unit Type Units Total: 24
  • Unit Type Beds Total: 0
  • Unit Type Baths Total: 1
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $1,605
  • Unit Type Total Rent: $38,528
  • Unit Type Pro Forma: 1750
  • Unit Type Type: 1
Unit 2
  • Unit Type Units Total: 23
  • Unit Type Beds Total: 1
  • Unit Type Baths Total: 1
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $1,748
  • Unit Type Total Rent: $40,404
  • Unit Type Pro Forma: 1950
  • Unit Type Type: 2
Unit 3
  • Unit Type Units Total: 1
  • Unit Type Beds Total: 2
  • Unit Type Baths Total: 1
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $2,345
  • Unit Type Total Rent: $2,345
  • Unit Type Pro Forma: 2400
  • Unit Type Type: 3
Unit 4
  • Unit Type Units Total: 28
  • Unit Type Beds Total: 0
  • Unit Type Baths Total: 0
  • Unit Type Furnished: Unfurnished
  • Unit Type Garage Spaces: 0
  • Unit Type Actual Rent: $29,269
  • Unit Type Total Rent: $29,269
  • Unit Type Pro Forma: 29269
  • Unit Type Type: 4
Unit Information
  • Rent Controlled: No
  • Number Of Buildings: 3
  • Number Of Separate Electric Meters: 76
  • Number Of Separate Gas Meters: 76
  • Number Of Separate Water Meters: 2

Property History for 618 West Rte 66

DateEvent & SourcePriceAppreciation
Jul 1, 2026

Listed (Active)

CRMLS #CV26143474

$12,789,000—
Jul 1, 2026

Listed (Active)

CLAW #CV26143474MR

$12,789,000—
Jul 9, 2025

Withdrawn / Cancelled

CLAW #25514755

—
DateEvent & SourcePrice
07/01/2026

Listed (Active)

CRMLS #CV26143474

$12,789,000
07/01/2026

Listed (Active)

CLAW #CV26143474MR

$12,789,000
07/09/2025

Withdrawn / Cancelled

CLAW #25514755

—

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 618 West Rte 66

Taxable ValueLand$9,675,720Additions$5,160,008Total$14,835,728
Tax Record2025$187,009 ($15,584 / month)
Home Facts
Total Finished SqFt43,486 SqFtAbove Grade Finished SqFt43,486 SqFtStories1Lot Size63,095 SqFtStyleOffice BuildingYear Built1962ZoningGDC_RT66SPCountyLOS ANGELESAPN8633-005-015

Schools near 618 West Rte 66

This home is within Glendora Unified School District.
Rating
School
Type
Grades
Distance
Stanton Elementary School
Public - K to 5
Sandburg Middle School
Public - 6 to 8
Glendora High School
Public - 9 to 12
Whitcomb Continuation High School
Public - 9 to 12
Rating
School
Distance
Stanton Elementary School
PublicK to 5

Sandburg Middle School
Public6 to 8

Glendora High School
Public9 to 12

Whitcomb Continuation High School
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 618 West Rte 66, Glendora, CA 91740

618 West Rte 66 is a mixed use property for sale in Glendora, CA 91740. This property was listed for sale on July 1, 2026 by MARCUS & MILLICHAP, it's currently listed at $12,789,000. It has been on the market for a total of 0 days and was last sold on July 26, 2022. This listing's school district is Glendora Unified School District. Nearby schools include Stanton Elementary School, Sandburg Middle School and Glendora High School. 618 West Rte 66 is a 3-bed, 48-bath, 42,485 sqft mixed use property built in 1962.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of MARCUS & MILLICHAP, Douglas McCauley, DRE #CV35308; MARCUS & MILLICHAP, David Covarrubias, DRE #01941403

Based on information from one of the following Multiple Listing Services: CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS. Information being provided is for the visitor’s personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.