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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Grocery and convenience stores
1000 Azusa Ave Covina, CA 91722-2646
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-6461679
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Construction
TILT-UP CONCRETE
Total area
81,365 SF
Lot
2.12 ac (92,237 SF)
Zoning code
CVC4YY
APN
8421-001-016
UPID
US09-6461679
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
$1.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$985k
Owner & transaction history
Jingjing Zhang
Jingjing Zhang
since 2026
Last sale
$717,000
7 recorded transactions
Zoning & alternative use
CVC4YY · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Covina 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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $717k (Feb 27 2026)
Last sale anchor
$717k
Feb 27 2026
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
$12 / 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
$35,545
Tax year 2024
Assessed value
$2,552,121
Assessed 2024
Previous assessed
$2,552,121
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,550,964
Assessed improvement
$1,157
Applied tax rate
3.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
81,365 SF
Lot
2.12 ac (92,237 SF)
Zoning code
CVC4YY
APN
8421-001-016
UPID
US09-6461679
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVC4YY · Covina, CA
Zoning CVC4YY · permitted uses
CVC4YY · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.12 ac
Current owner
From public records · entity-resolved
Jingjing Zhang
Individual
Free & Clear · 0 yrs held
Mailing address
2863 MARICOPA ST, TORRANCE, CA 90503-5146
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2026
$730,000
Jingjing Zhang
Covinam 2024 LLC
Grant Deed
—
Feb 27, 2026
$717,000
Julian Matthew Takeyama
Covinam 2024 LLC
Grant Deed
$681,055 · Loandepot.com LLC
Feb 20, 2026
$600,000
Mei H Wang
Covinam 2024 LLC
Grant Deed
$389,000 · New Dream Investment Corp
Dec 30, 2025
$720,000
The Kevin And Zi Truong Family Trus
Covinam 2024 LLC
Grant Deed
$500,000 · Loandepot.com LLC
Dec 30, 2025
$660,000
Wendong Huang
Covinam 2024 LLC
Grant Deed
$300,000 · Loandepot.com LLC
Dec 30, 2025
$631,500
Drucilla Denise Garcia
Covinam 2024 LLC
Grant Deed
$568,048 · Loandepot.com LLC
Dec 2, 2025
—
Cadence Homeowners Corporation
Covinam 2024 LLC
Grant Deed
—
Nov 18, 2025
—
Arvin Ner
Elizabeth Ner Ma
Deed
related
—
Nov 18, 2025
$667,500
Arvin Ner
Covinam 2024 LLC
Grant Deed
—
Nov 17, 2025
$735,000
Qingsu Zhang
Covinam 2024 LLC
Grant Deed
—
May 21, 2024
—
Covinam 2024 LLC
—
Deed
related
$31,000,000 · Mechanics Bank
Apr 29, 2024
—
Covinam 2024 LLC
Pkl Investments LLC
Re-recorded Document
related
—
Apr 19, 2024
$1,250,000
Covina Village LLC
Pkl Investments LLC
Grant Deed
—
Apr 16, 2024
$15,500,000
Covinam 2024 LLC
Pkl Investments LLC
Grant Deed
—
Mar 14, 2024
—
Pkl Investments LLC
Pkl Investments LLC
Intrafamily Transfer
related
—
Mar 11, 2024
—
Pkl Investments LLC
—
Deed
related
$800,000 · City Of Covina
Jan 3, 2023
—
Melia Homes INC
Pkl Investments LLC
Agreement Of Sale
—
Dec 7, 2015
$8,200,000
Pkl Investments LLC
Abs Surplus-o LLC
Grant Deed
—
Apr 12, 2013
—
Abs Surplus-o LLC
New Albertsons INC
Warranty Deed
—
Aug 17, 2006
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
—
Feb 11, 1991
$6,600,000
Smith S Food
Unknown
Grant Deed
—
—
—
Smiths Food & Drug Centers INC
—
Deed Of Trust
related
$500,000 · Bankers Trust Co
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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