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    Renovated Street-Front Retail Suite Title is generated by Realmo AI

    240 S Glendora, West Covina, CA 91790

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    Commercial Lease - West Covina, CA

    Property size:
    4,781 SF
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for 240 S Glendora

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Standard status
    Active
    APN
    8476011042
    Size
    4,781 SF

    Building Details

    Year built
    1964
    Architectural style
    Other

    We can help!

    Listing Contact
    Eric Tran

    Listing agent Eric Tran License #01214955

    Listing office Greenfield Realty 15751 Brookhurst Street, #227, WESTMINSTER, CA

    Listing date Jun 3, 2026

    MLS# PW26121135 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 1,500 SF street‑front retail/commercial space in downtown Glendora
    • Freshly renovated interior with new tile flooring, drop acoustic ceiling, and recessed LED + track lighting
    • Large front display window plus multiple electrical outlets along all walls
    • Built‑in service counter with plumbing stubs, private back room, and kitchenette with utility connections
    • ADA‑compliant restroom, rear exit, thermostat‑controlled HVAC, and entry security gate
    • Modified Gross lease at $3,450/month; tenant pays utilities; available now

    Overview

    This renovated street-front suite offers an open, flexible floor plan designed for a range of commercial uses. The interior features new tile flooring throughout, a drop acoustic ceiling, and recessed LED and track lighting. A large display window provides visibility to the street, and the space includes a built-in service counter with plumbing stubs for compatible service formats. Additional improvements include a private back room, kitchenette cabinetry with utility connections, an ADA-compliant restroom, and thermostat-controlled HVAC.

    Entry is secured with a security gate, and multiple electrical outlets run along all walls to support daily operations. Practical access is supported by a rear exit for convenience. The property is offered for lease under a Modified Gross arrangement, with the tenant responsible for utilities, and is available now.

    The layout and finishes make this space well-suited for retail, salon/beauty, professional office, gallery, fitness, or specialty service use. The combination of a front customer-facing presence, dedicated back-of-house room, and service counter supports both appointment-based and walk-in environments, while the ADA restroom and controlled HVAC help keep the space functional for day-to-day operations.
    Property Profile Location Intelligence

    Current Use by Public Records

    the Hair Room west ... Hair Salon Ace Tobacco Shop ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Bonita Le Fleur — 1549 Belmont Ave, West Covina, CA 91790
    • New Nards Flower Designs — 551 Francisquito Ave Suite B, West Covina, CA 91790
    • Algerdean Florist & Flower Delivery West Covina CA — 939 S Glendora Ave, West Covina, CA 91790
    • Glendora Florist & Flower Delivery West Covina CA — 935 S Glendora Ave, West Covina, CA 91790
    • Hitler Florist & Flower Delivery La Puente CA — 1717 N Hacienda Blvd, La Puente, CA 91744

    Location Insight

    • Map
    • Local Demand
    City
    West Covina
    County
    Los Angeles
    State
    California
    Longitude
    -117.9224543
    Latitude
    34.0692097

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    FAQs

    What type of property is this?
    Storefront property - Freshly renovated storefront with display window, private back room, ADA restroom, and HVAC in a high-visibility street-front setting.
    Where is this storefront property located?
    The property is located at 240 S Glendora West Covina, CA.
    What are key features of this property?
    This property features: Approximately 1,500 SF street‑front retail/commercial space in downtown Glendora; Freshly renovated interior with new tile flooring, drop acoustic ceiling, and recessed LED + track lighting; Large front display window plus multiple electrical outlets along all walls
    (714) 448-8995
    We can help!
    Listing Contact
    Eric Tran
    Real Estate License ID: 01214955
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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