Entity Owned Property summary
AI-generated overview
This multifamily property is located in West Covina, California. It has a total living area of 28,270 square feet and is situated on a lot of 576.5 acres. Certain units have been fully renovated. The property is subject to AB 1482 and is zoned WCMF20-CN*. It is positioned near central West Covina with access to the I-10 freeway and is in proximity to West Covina Plaza, downtown West Covina, Del Norte Park, Monte Vista Elementary School, and West Covina Medical Center.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
28,270 SF
Lot
1.11 ac (48,166 SF)
Zoning code
WCMF20-CN*
APN
8457-029-014
UPID
US09-6978863
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Spiritual Center
-
High School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.42M
Owner & transaction history
since 2025
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
WCMF20-CN* · West Covina, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 31 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.42M
Value range
$11.17M – $13.66M
±10% around blend
Estimated value / SF
$439 / SF
Confidence
High
31 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$11.17M
blend $12.42M
$13.66M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
28,270 SF
Lot area
1.11 ac
Year built
1959
APN
8457-029-014
Zoning
WCMF20-CN*
Assessed value
$10,491,027
Annual tax
$135,547
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$8.07M
Weighted, 20 comps · high confidence
Evidence
31 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.9 mi away · 19,940 SF
9.6 mi away · 20,301 SF
10.2 mi away · 25,860 SF
10.5 mi away · 24,506 SF
13.2 mi away · 20,447 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 29 sales
$306
+44%
County 11934 sales
$264
+66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $439/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 31 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.72M
Move the market yield to see immediate price impact.
Value / SF
$132
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$234k
$4.69M
$3.35M
$2.60M
$260k
$5.21M
$3.72M
$2.89M
$286k
$5.73M
$4.09M
$3.18M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
31 found
High confidence · county-verified
Closest comparable
$9.63M
5.1 mi · Dec 2025 · $339/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$135,547
Tax year 2024
Assessed value
$10,491,027
Assessed 2024
Previous assessed
$10,491,027
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$8,192,370
Assessed improvement
$2,298,657
Applied tax rate
10.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Units
46
Bathrooms
46
Total area
28,270 SF
Lot
1.11 ac (48,166 SF)
Zoning code
WCMF20-CN*
APN
8457-029-014
UPID
US09-6978863
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCMF20-CN* · West Covina, CAZoning WCMF20-CN* · permitted uses
WCMF20-CN* · West Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
46
Bathrooms
46
Lot
1.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
WCMF20-CN*
Jurisdiction
West Covina, CA
Recorded code
WCMF20-CN*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for WCMF20-CN* in West Covina, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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