405 S Azusa Ave Development 1 Specialty Properties Offered at $5,000,000 in Azusa, CA

Investment highlights
A 2.37-Acre Church Campus or Development Cornerstone in the Heart of Azusa's Premier Corridor
Offered at: $4,977,777 | APN: 8614-016-049 | Zoning: AZC-3 (Azusa Corridor Commercial)
Unlock Extraordinary Value with this rare 2.37-acre (102,971 SF) Church and school campus compassing over 8575 sq ft of buildings on a very large commercial land parcel at the epicenter of Azusa's high-traffic retail corridor. Zoned for high-density mixed-use development. This offers a generational opportunity to build an amazing church campus, or create a landmark project opposite iconic national anchors.
Prime Location & Unmatched Visibility:
Premier location: Positioned directly at the signalized intersection, anchored by National Traffic Generators: Situated directly across from In-N-Out Burger and adjacent to McDonald's, multiple hotels and gas stations as it 500 ft from the 201 on ramp which ensures unparalleled daily vehicle count and consumer visibility.
Perfect location for a growing Church base that will attract a non stop flow of potential members.
Main Arterial Exposure: Over 460 feet of frontage on S. Azusa Avenue, a primary north-south thoroughfare in the Eastern San Gabriel Valley.
Approved High-Density Mixed-Use Development (AZC-3 Zoning):
By-Right Project Potential: Zoning permits a significant mixed-use project integrating residential, retail, and office space. Permits buildings up to 48 feet (approx. 4 stories) with a maximum 1.5 FAR, allowing over 150,000 sq. ft. of buildable area. Mandatory Density Bonus: AZC-3 zoning requires a minimum density of 30 dwelling units per acre, translating to a project of 70+ residential units, plus commercial space—creating a vibrant, walkable community hub.
Investment Highlights & Development Upside:
Turn-Key Development Site: 90% Vacant land for Immediate proximity to established major retailers (In-N-Out, McDonald's, AutoZone) de-risks retail leasing and demonstrates strong market fundamentals.
Ideal for a Master Developer or Institutional Investor: The size and zoning are perfectly suited for a phased, large-scale project that will define the corridor.
Demographic & Market Strength:
Located in a strong trade area with over 350,000 residents within a 5-mile radius and median household incomes exceeding $87,000. The site is minutes from the I-210 freeway and Metrolink stations, offering regional connectivity.
A Rare Opportunity to Acquire a Pivotal Development Parcel on one of Azusa's most important commercial corridors. This property is poised to become a leading mixed-use destination.
Strategically zoned AZC-3 (Azusa Corridor Commercial), the 2.37-acre site at 405 S Azusa Ave presents a premier opportunity for a high-density, mixed-use development. The zoning permits a project of up to 154,456 square feet, allowing for a realistic program of 100-120 residential apartment units situated above 15,000-30,000 square feet of neighborhood-serving retail space, capitalizing on the exceptional traffic and visibility from its location directly opposite In-N-Out Burger. A significant value driver is the property's existing 65-surface parking spaces, providing immediate infrastructure that reduces upfront construction costs and de-risks the project timeline. To achieve the full residential density while meeting code, a partial parking structure will likely be required, with the entire project subject to the approval of a Use Permit from the City of Azusa.
Contact for Offering Memorandum, zoning details, and preliminary development sketches. Qualified principals and developers only.