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Property profile & analytics
OFF-MARKET
Estimated value
$5,365,000
Office buildings
101 Barranca Ave Covina, CA 91723-2814
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8374830
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
TILT-UP CONCRETE
Total area
23,563 SF
Lot
1.21 ac (52,588 SF)
Zoning code
CVCP*
APN
8445-014-030
UPID
US09-8374830
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
Current use
Occupant on record · Public records
-
Covina Movers Moving Company
-
YWCA San Gabriel Valley Social Service Agency Charitable Organization
-
Home Banking Credit Union
-
Wealth Solutions Group Financial Advisor
-
Christian Community Credit Union Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.66M
Blend (final)
Blend
$5.37M
Owner & transaction history
Ywca Of San Gabriel Valley · 4 yrs held
Ywca Of San Gabriel Valley
since 2022
Last sale
$5.4M
4 recorded transactions
Zoning & alternative use
CVCP* · 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
$5,385,000
ML approach
$5,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,755,000
Current use
COMMERCIAL (GENERAL)
$7,280,000
Change: -6% · Conversion: Easy
WAREHOUSE, STORAGE
$6,925,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$5.37M
Range $4.83M – $5.90M · ±10% · vs last sale $5.35M (Feb 1 2022)
Last sale anchor
$5.35M
Feb 1 2022
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
$228 / 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
$70,001
Tax year 2024
Assessed value
$5,566,140
Assessed 2024
Previous assessed
$5,566,140
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,444,940
Assessed improvement
$3,121,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
23,563 SF
Lot
1.21 ac (52,588 SF)
Zoning code
CVCP*
APN
8445-014-030
UPID
US09-8374830
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVCP* · Covina, CA
Zoning CVCP* · permitted uses
CVCP* · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$7.3M
WAREHOUSE, STORAGE
Est. value
$6.9M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.21 ac
Current owner
From public records · entity-resolved
Ywca Of San Gabriel Valley
Individual
Mailing address
101 S BARRANCA AVE, COVINA, CA 91723-2814
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2022
$5,350,000
Ywca Of San Gabriel Valley
Christian Community Credit Union
Grant Deed
$3,477,500 · Banner Bank
Nov 8, 2002
—
Richards,dorothy Tr
Richards,d
Quit Claim Deed
related
—
Nov 5, 2002
—
Dorothy Richards
Richards,d Tr
Quit Claim Deed
related
—
Jul 30, 2002
$1,200,000
Daniel W Richards
Mackall Trust
Grant Deed
$900,000 · Upland Bank
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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