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Property profile & analytics
OFF-MARKET
Estimated value
$2,055,000
Apartment buildings
112 Walnuthaven Dr West Covina, CA 91790-2251
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6357744
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
6,216 SF
Lot
0.24 ac (10,390 SF)
Zoning code
WCR3-MF20*
APN
8457-022-017
UPID
US09-6357744
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.06M
Owner & transaction history
Kim Lun Vouch · 3 yrs held
Kim Lun Vouch
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+51.2%
Medical building
$2.8M
+48.6%
Warehouse, storage
$2.4M
+25.6%
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
$1,780,000
ML approach
$1,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,900,000
Current use
AUTO REPAIR, GARAGE
$2,875,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$2,825,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,390,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$2,170,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$2,150,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$2.06M
Range $1.85M – $2.26M · ±10% · vs last sale $2.15M (Aug 26 2022)
Last sale anchor
$2.15M
Aug 26 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
$331 / 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
$28,496
Tax year 2024
Assessed value
$2,194,200
Assessed 2024
Previous assessed
$2,194,200
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$664,200
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
10
Total area
6,216 SF
Lot
0.24 ac (10,390 SF)
Zoning code
WCR3-MF20*
APN
8457-022-017
UPID
US09-6357744
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Zoning WCR3-MF20* · permitted uses
WCR3-MF20* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1959
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
10
Lot
0.24 ac
Current owner
From public records · entity-resolved
Kim Lun Vouch
Individual
Mailing address
8110 MANGO AVE STE #102, FONTANA, CA 92335-3603
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
$2,150,000
Kim Lun Vouch
Robert Wu
Grant Deed
—
Aug 26, 2022
—
Kim Lun Vouch
Bunthan Dee
Intrafamily Transfer
related
—
Oct 26, 2021
—
Robert Wu
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Jul 13, 2018
—
Robert Wu
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Mar 20, 2014
$1,278,000
Robert Wu
Exstra Walnut Haven LLC
Grant Deed
$800,000 · Jpmorgan Chase Bank NA
Mar 20, 2014
—
Exstra-walnut-haven LLC
K & J Chan Investments LLC
Quit Claim Deed
—
Dec 5, 2013
—
K & J Chan Investments LLC
Chan,keith
Quit Claim Deed
related
—
Jul 2, 2008
$1,075,000
Keith Chan
Quickfix Investments LLC
Grant Deed
$750,000 · Cathay Bank
Sep 19, 2007
$110,000
Quick Investments LLC
Sbs Trust Deed Network
Trustees Deed
related
—
Jan 24, 2006
$1,200,000
International Executive Ent
Tye Family Trust
Grant Deed
$700,000 · Dmc INC
Jan 13, 1994
—
Tye,kenneth&ying-hung Trustee
Tye,k&y
Quit Claim Deed
related
—
—
—
International Executive Ent
—
Deed Of Trust
related
$389,390 · Leslie D Wilson
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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