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Property profile & analytics
OFF-MARKET
Estimated value
$2,435,000
Retail space
1200 Sunset Ave, West Covina, CA 91790-3903
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6978888
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Total area
8,725 SF
Lot
0.47 ac (20,575 SF)
Zoning code
WCNC*
APN
8470-005-004
UPID
US09-6978888
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
-
Subway Take-out & Catering
-
JJS Donuts Bakery Discount Store
-
Supervision Optical Center Physician
-
VGM Cleaners (Bike/Boat/Book/etc) Store
-
Chieh Li, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.51M
CAP Approach
CAP
$3.40M
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$2.44M
Owner & transaction history
Sunly Tea · 1 yrs held
Sunly Tea
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
WCNC* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+33.8%
Medical building
$4.0M
+31.5%
Warehouse, storage
$3.4M
+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
$2,330,000
ML approach
$2,510,000
CAP Approach
CAP Return
Estimation
6%
$3,675,000
6.5%
$3,395,000
7%
$3,150,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,015,000
Current use
AUTO REPAIR, GARAGE
$4,035,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$3,965,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,350,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$3,045,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,695,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.44M
Range $2.19M – $2.68M · ±10% · vs last sale $2.45M (Jan 21 2025)
Last sale anchor
$2.45M
Jan 21 2025
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
$279 / 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
$34,877
Tax year 2024
Assessed value
$2,548,980
Assessed 2024
Previous assessed
$2,548,980
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,143,224
Assessed improvement
$405,756
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
Off-Market
Year built
1979
Heating
NONE
Stories
1
Total area
8,725 SF
Lot
0.47 ac (20,575 SF)
Zoning code
WCNC*
APN
8470-005-004
UPID
US09-6978888
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
$3.0M
AUTO REPAIR, GARAGE
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$4.0M
WAREHOUSE, STORAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.7M
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
1979
Heating
NONE
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Sunly Tea
Individual
Mailing address
1200 S SUNSET AVE, WEST COVINA, CA 91790-3903
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jan 21, 2025
—
Sunly Tea
Sokhim Lay
Deed
related
—
Jan 21, 2022
$2,450,000
Sokhim Lay
Labun Development INC
Grant Deed
—
Jun 18, 2021
—
Labun Development INC
—
Deed
related
$1,065,000 · Woori America Bank
Jan 26, 2016
$2,350,000
Labun Development INC
Sunset Plaza Holdings Group LLC
Grant Deed
$1,250,000 · Woori America Bank
Sep 27, 2013
$1,400,000
Sunset Plaza Holdings Grp LLC
Koo Trust
Grant Deed
$900,000 · Saga Loan LLC
May 28, 2010
—
Siu Trust
Chung,mona
Quit Claim Deed
related
—
Jul 14, 1992
—
Koo Joseph Co Tr
—
Deed Of Trust
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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