FOR SALE
Retail space
Property ID
US09-8758100
Individually Owned Owner of record is an individual.
11-yr Hold Held for 11 years.
Absentee Owner Owner mailing address differs from the property address.
Free & Clear No active or open recorded mortgage detected.
Individually Owned 
For Sale
1 / 2
Contact for pricing
101 S Azusa Ave, Covina, CA 91722
View Listing
Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with a plan.
Debts
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.
Property tax · 2024
What does the county charge?
$7k
Tax billed · 2024
Assessed value$540k
Assessed land$297k
Assessed improvement$243k
Effective rate1.35%
Value estimate
· Nov 2026$325k
$293k – $358k
Submarket $/SF estimate$688k
NOI build-up
Gross scheduled income$106k
Vacancy & credit loss−$7k
Operating expenses−$30k
NOI · 5.75% cap applied$69k
Realmo valuation models over county records and 35 qualifying comparable sales.
Recently sold
What actually traded nearby?
$230/SF
Submarket average, outlier-cleaned · 31 recorded sales of this use type
Observed band · Q1–Q3$152 – $286
Qualifying comparables35
Cap rate analysis
How does the asset earn?
5.75%
$69k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
CVC2
JurisdictionLOS ANGELES
Location intelligence
Which uses thrive at this corner?
Best fit: Law Firm
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Law Firm23.5
Parking Facility12.0
Garden Center11.2
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 4 transfers
✓ 35 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 15 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar in This City for Sale
Similar Nearby for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 35 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$325k
Value range
$293k – $358k
±10% around blend
Estimated value / SF
$109 / SF
Confidence
High
35 county-verified comps
Property data
100
Market benchmarks
67
Comparable sales
100
Income certainty
100
$293k
blend $325k
$358k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 2,983 SF
- Lot area
- 0.29 ac
- Year built
- 1976
- Stories
- 1
- APN
- 8442-006-023
- Zoning
- CVC2
- Assessed value · 2024
- $540,328
- Annual tax · 2024
- $7,299
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
- Estimated market rent / SF
- Potential gross income
- Vacancy allowance
- Effective gross income
- Benchmark operating expenses
- Stabilized NOI
- Property tax · 2024
- $7,299
- Selected cap rate
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$1.00M
Weighted, 20 comps · high confidence
Evidence
35 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
2.8 mi away · 2,225 SF
7.3 mi away · 3,014 SF
9.3 mi away · 2,942 SF
9.3 mi away · 2,932 SF
10.4 mi away · 3,481 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$325k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 31 sales
$230
-53%
County 3566 sales
$383
-72%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $109/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+36%
vs current use, $685k
- Commercial (general)
- Warehouse, Storage
- Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
How Realmo checks its estimates
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Comparable sales · 35
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Overview
Selected market yield
5.75%
Selected cap rate for this retail space
Derived from the Covina market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.75%
9.0%
NOI (est.)
$66k
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.15M
Move the market yield to see immediate price impact.
Value / SF
$385
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the modeled NOI — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.25%5.75%6.25%
$59k
$1.13M
$1.03M
$950k
$66k
$1.26M
$1.15M
$1.06M
$73k
$1.38M
$1.26M
$1.16M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
35 found
High confidence · county-verified
Closest comparable
$1.00M
0.9 mi · Sep 2026 · $349/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1976
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,983 SF
Lot
0.29 ac (12,614 SF)
Zoning code
CVC2
APN
8442-006-023
UPID
US09-8758100
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$7,299
Assessed value
$540,328
Assessed 2024
Previous assessed
$540,328
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$297,271
Assessed improvement
$243,057
Applied tax rate
3.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
Covina, CA
Zoning code
CVC2
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership intelligence
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with a plan - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Debts · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data comes with a plan: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership intelligence
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Research This Page with AI
Rey answers here. ChatGPT, Grok and Claude get the same data packet.
Includes: Price & PSF · Cap rate · Location · Zoning
Ask Rey →
ChatGPT
Grok
Claude
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Zoning Insight— not in this plan -
Location Analytics— not in this plan
Professional plan
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Membership includes
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Property reports include
if available
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- Liens & Mortgages
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- Local Market trends
- Zoning Insight
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Location Analytics— not in this plan
Enterprise plan
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Membership includes
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Property reports include
if available
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- Local Market trends
- Zoning Insight
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Leads for service soon
Still being built. It lands here next, beside the two above.
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