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Property profile & analytics
OFF-MARKET
Estimated value
$22,505,000
Office buildings
1135 Sunset Ave, West Covina, CA 91790-3937
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6978883
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING (MULTI-STORY)
Year built
1987
Construction
STEEL FRAME
Total area
89,448 SF
Lot
3.79 ac (165,054 SF)
Zoning code
WCOPCC*
APN
8468-017-011
UPID
US09-6978883
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
-
Emanate Health Neurology Medical Clinic
-
检查医院Suntset Hospital
-
Emanate Health Family Medicine Medical Clinic
-
1135 S Sunset Ave Suite 401 Physician
-
Citrus Valley Dental Center: Lenov Alexander DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.44M
Comparable Approach
Comparable
$20.27M
Blend (final)
Blend
$22.51M
Owner & transaction history
Emanate Health Medical Center · 5 yrs held
Emanate Health Medical Center
since 2020
Last sale
$22.7M
7 recorded transactions
Zoning & alternative use
WCOPCC* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$34.4M
+10.1%
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
$24,340,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$34,060,000
6.5%
$31,440,000
7%
$29,195,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$31,215,000
Current use
WAREHOUSE, STORAGE
$34,365,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$30,920,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$27,640,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$22.51M
Range $20.25M – $24.76M · ±10% · vs last sale $22.70M (Dec 14 2020)
Last sale anchor
$22.70M
Dec 14 2020
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
$252 / 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
$354,015
Tax year 2024
Assessed value
$27,307,901
Assessed 2024
Previous assessed
$27,307,901
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$9,367,747
Assessed improvement
$17,940,154
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
PROFESSIONAL BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
OTHER
Stories
4
Total area
89,448 SF
Lot
3.79 ac (165,054 SF)
Zoning code
WCOPCC*
APN
8468-017-011
UPID
US09-6978883
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCOPCC* · West Covina, CA
Zoning WCOPCC* · permitted uses
WCOPCC* · 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
$31.2M
WAREHOUSE, STORAGE
Est. value
$34.4M
RETAIL STORES
Est. value
$30.9M
COMMERCIAL (GENERAL)
Est. value
$27.6M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
4
Lot
3.79 ac
Current owner
From public records · entity-resolved
Emanate Health Medical Center
Individual
Free & Clear · 5 yrs held
Mailing address
140 W COLLEGE ST3RDFL, COVINA, CA 91723-2007
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2020
—
Emanate Health Medical Center
Emanate Health Medical Center
Quit Claim Deed
related
—
Mar 2, 2017
$22,700,000
Citrus Valley Medical Center I
Covina Sunset LLC
Grant Deed
—
Nov 18, 2014
—
Covina Sunset LLC
Medical Arts Building LP
Grant Deed
$11,250,000 · Citibank NA
Dec 21, 2004
$12,700,000
Medical Arts Building
Citrus Valley Medical Center I
Grant Deed
related
—
Mar 18, 1997
$7,300,000
Citrus Valley Health Partners
Commonwealth Realty Co Ltd
Trustees Deed
—
Dec 24, 1996
$794,381
R Irene
Paschen,h D
Quit Claim Deed
related
—
Dec 24, 1996
—
Henry D Paschen
Commonwh Realty,
Quit Claim Deed
related
—
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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