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Property profile & analytics
FOR SALE
Retail space
1131 S Glendora Ave, West Covina, CA 91790
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-9210650
For Sale
1 / 4
$5,612,903
1131 S Glendora Ave, West Covina, CA 91790
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Property summary
AI-generated overview
Exceptional investment opportunity: a single-tenant, net-leased retail property located at 1131 S Glendora Ave, West Covina, CA 91790. This 13,170 square foot building, built in 2008, sits on a 0.49-acre lot and is currently 100% occupied by Dollar Tree under a sublease from Walgreens. The property boasts a strong financial profile, with a $6,000,000 asking price, a 7.25% cap rate, and a NOI of $435,000. The lease, originally signed on December 29, 2007, has a remaining term of 8.1 years, extending to December 31, 2032, and includes ten 5-year renewal options. The lease is backed by a corporate guarantee from Walgreens, providing significant financial security. The property's prime location on a hard signalized corner in Los Angeles County ensures high visibility and traffic flow. Zoned WCNC*, this property offers a compelling combination of strong tenant occupancy, a long-term lease, and a desirable location in a thriving Southern California market. The price per square foot is $455.58, and the land value is $279.68 per square foot. This is a rare opportunity to acquire a stable, income-generating asset with substantial upside potential.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
10,050 SF
Lot
0.49 ac (21,453 SF)
Zoning code
WCNC*
APN
8469-020-018
UPID
US09-9210650
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
-
Melody Hui, PharmD Pharmacy
-
Dollar Tree Discount Store
-
Michael Du Pharmacy
-
HR Gate Repair & Electric Gate Service General Contractor Construction Company
-
Amazon Locker - Amanecer Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.91M
Comparable Approach
Comparable
$1.91M
Blend (final)
Blend
$2.87M
Owner & transaction history
Lanuza Family Trust
Lanuza Family Trust
since 2026
3 recorded transactions
Zoning & alternative use
WCNC* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.7M
+33.8%
Medical building
$4.6M
+31.5%
Warehouse, storage
$3.9M
+11.2%
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%
$4,235,000
6.5%
$3,910,000
7%
$3,630,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,475,000
Current use
AUTO REPAIR, GARAGE
$4,650,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$4,570,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,860,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$3,505,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,105,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.87M
Range $2.58M – $3.16M · ±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
$286 / 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
$37,613
Tax year 2024
Assessed value
$3,003,055
Assessed 2024
Previous assessed
$3,003,055
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,961,260
Assessed improvement
$1,041,795
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
10,050 SF
Lot
0.49 ac (21,453 SF)
Zoning code
WCNC*
APN
8469-020-018
UPID
US09-9210650
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCNC* · West Covina, CA
Zoning WCNC* · permitted uses
WCNC* · 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
RETAIL STORES Current
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.6M
WAREHOUSE, STORAGE
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Lanuza Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
104 WILMOT RD, DEERFIELD, IL 60015-5121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Mar 12, 2026
—
Lanuza Family Trust
Helen Odena Lanuza
Deed
related
—
Oct 10, 2019
—
Lanuza Family Trust
Edwin A Lanuza
Affidavit Of Death
related
—
Dec 10, 2007
$7,700,000
Lanuza Family Trust
Evergreen-glendora & Merced Ll
Grant Deed
$3,770,000 · Ge Com'l Finance Business Prop
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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