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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Retail space
117 Covina Blvd La Puente, CA 91746
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8202430
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
TILT-UP CONCRETE
Total area
3,780 SF
Lot
0.22 ac (9,712 SF)
Zoning code
LCC1*
APN
8110-007-003
UPID
US09-8202430
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
$1.58M
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.60M
Owner & transaction history
Yi Pan Zheng · 3 yrs held
Yi Pan Zheng
since 2022
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
LCC1* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+55.2%
Auto repair, garage
$1.5M
+33.3%
Neighborhood: shopping center
$1.4M
+23.7%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$1,615,000
ML approach
$1,580,000
CAP Approach
CAP Return
Estimation
6%
$1,395,000
6.5%
$1,285,000
7%
$1,195,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,105,000
Current use
MEDICAL BUILDING
$1,720,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,475,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,370,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$1,160,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10% · vs last sale $1.75M (Oct 11 2022)
Last sale anchor
$1.75M
Oct 11 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
$422 / 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
$10,399
Tax year 2024
Assessed value
$745,342
Assessed 2024
Previous assessed
$745,342
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$655,452
Assessed improvement
$89,890
Applied tax rate
2.0000
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
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Bathrooms
1
Total area
3,780 SF
Lot
0.22 ac (9,712 SF)
Zoning code
LCC1*
APN
8110-007-003
UPID
US09-8202430
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · La Puente, CA
Zoning LCC1* · permitted uses
LCC1* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Bathrooms
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Yi Pan Zheng
Individual
Free & Clear · 3 yrs held
Mailing address
1336 WHITEHILL DR, LA HABRA HEIGHTS, CA 90631-8515
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
—
Yi Pan Zheng
Yi Pan Zheng
Intrafamily Transfer
related
—
Mar 18, 2022
$1,750,000
Yi Pan Zheng
Delbert D West
Grant Deed
$1,348,000 · Commonwealth Business Bank
Oct 4, 1971
$17,000
Delbert D West
—
Grant Deed
related
—
Jul 31, 1969
—
—
—
Grant 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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