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Property profile & analytics
OFF-MARKET
Estimated value
$42,905,000
Super regional malls
112 Plz Dr West Covina, CA 91790-2805
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-9210647
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2009
Construction
TILT-UP CONCRETE
Total area
135,586 SF
Lot
2.58 ac (112,339 SF)
Zoning code
WCCR*
APN
8474-003-084
UPID
US09-9210647
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
-
Zumiez (Bike/Boat/Book/etc) Store
-
Tillys Children'S Clothing Store Shoe Store
-
Mauya Tokyo (Bike/Boat/Book/etc) Store
-
Cotton On Clothing Store Jeans Shop
-
Victoria Jewelers (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$56.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$42.91M
Owner & transaction history
Plaza West Covina LP · 13 yrs held
Plaza West Covina LP
since 2012
3 recorded transactions
Zoning & alternative use
WCCR* · 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%
$61,200,000
6.5%
$56,490,000
7%
$52,455,000
Blend value · Realmo final
$42.91M
Range $38.61M – $47.20M · ±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
$316 / 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
$467,853
Tax year 2024
Assessed value
$36,963,383
Assessed 2024
Previous assessed
$36,963,383
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$3,350,689
Assessed improvement
$33,612,694
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Stories
1
Total area
135,586 SF
Lot
2.58 ac (112,339 SF)
Zoning code
WCCR*
APN
8474-003-084
UPID
US09-9210647
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCR* · West Covina, CA
Zoning WCCR* · permitted uses
WCCR* · 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.
Building & site characteristics
From public records
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
4
Lot
2.58 ac
Current owner
From public records · entity-resolved
Plaza West Covina LP
Entity
Mailing address
PO BOX 130940, CARLSBAD, CA 92013-0940
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2018
—
Plaza West Covina LP
—
Deed
related
$549,000,000 · Goldman Sachs Mortgage Company
Nov 19, 2013
—
Plaza West Covina LP
—
Deed Of Trust
related
$760,000,000 · Barclays Bank Plc
Dec 31, 2012
—
Plaza West Covina LP
Cmf Pwc LLC
Grant Deed
—
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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