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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Office buildings
101 Orange Ave, West Covina, CA 91790-2087
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-6978873
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
7,176 SF
Lot
0.47 ac (20,620 SF)
Zoning code
WCCN*
APN
8459-026-028
UPID
US09-6978873
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
-
iPros Insurance Professionals Insurance Agency
-
The Law Offices of Earl Carter & Associates Law Firm
-
Vertical Streaming Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Law office of christopher a. poulos Law Firm
-
Law Offices of Christian Schank and Associates, APC Law Firm Child Welfare Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.60M
Owner & transaction history
101 N Orange Avenue LLC · 6 yrs held
101 N Orange Avenue LLC
since 2019
7 recorded transactions
Zoning & alternative use
WCCN* · West 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 West Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,505,000
Current use
RETAIL STORES
$2,480,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,215,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10%
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
$222 / 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
$20,641
Tax year 2024
Assessed value
$1,533,245
Assessed 2024
Previous assessed
$1,533,245
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$713,012
Assessed improvement
$820,233
Applied tax rate
9.0000
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,176 SF
Lot
0.47 ac (20,620 SF)
Zoning code
WCCN*
APN
8459-026-028
UPID
US09-6978873
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCN* · West Covina, CA
Zoning WCCN* · permitted uses
WCCN* · West Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.5M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
101 N Orange Avenue LLC
Entity
Mailing address
101 N ORANGE AVE, WEST COVINA, CA 91790-2087
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2019
—
101 N Orange Avenue LLC
—
Deed
related
$730,000 · Cit Bk NA
Jul 10, 2019
$1,430,000
101 N Orange Avenue LLC
Catherine W Battaglia
Grant Deed
$730,000 · Cit Bank NA
Jul 10, 2019
$582,000
101 N Orange Avenue LLC
Ipros Ins Prof Agcy INC
Grant Deed
—
Oct 19, 2018
—
Battaglia Family Trust
Battaglia,joseph E
Affidavit Of Death
related
—
Jun 13, 1996
—
Joseph E Battaglia
Battaglia,j E
Quit Claim Deed
related
—
—
—
Joseph E Battaglia
—
Deed Of Trust
related
—
—
—
Joseph E Battaglia
—
Deed Of Trust
related
$194,750 · California State Bank
—
—
101 N Orange Avenue LLC
—
Deed Of Trust
related
$730,000 · Cit Bk NA
—
—
Joseph E Battaglia
—
Deed Of Trust
related
$370,000 · Pff Bank & Trust
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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