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Property profile & analytics
OFF-MARKET
Estimated value
$75,335,000
Apartment buildings
1227 Francisquito Ave 7 West Covina, CA 91790-4776
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7360135
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Construction
WOOD
Total area
177,480 SF
Lot
9.39 ac (409,102 SF)
Zoning code
WCR3-MF20*
APN
8470-001-004
UPID
US09-7360135
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
-
Ricardo H Photography Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$67.41M
Blend (final)
Blend
$75.34M
Owner & transaction history
Twelve31 Partners LP · 4 yrs held
Twelve31 Partners LP
since 2021
Last sale
$80.4M
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$115.6M
+112.8%
Neighborhood: shopping center
$108.0M
+98.9%
Auto repair, garage
$82.1M
+51.2%
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
$73,225,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$54,305,000
Current use
RESTAURANT
$115,575,000
Change: +113% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$108,015,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$82,090,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$80,680,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$68,190,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$61,930,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$61,345,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$75.34M
Range $67.80M – $82.87M · ±10% · vs last sale $80.35M (Dec 23 2021)
Last sale anchor
$80.35M
Dec 23 2021
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
$424 / 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
$1,021,203
Tax year 2024
Assessed value
$83,596,140
Assessed 2024
Previous assessed
$83,596,140
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$31,576,140
Assessed improvement
$52,020,000
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
1977
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
200
Total area
177,480 SF
Lot
9.39 ac (409,102 SF)
Zoning code
WCR3-MF20*
APN
8470-001-004
UPID
US09-7360135
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
$54.3M
RESTAURANT
Est. value
$115.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$108.0M
AUTO REPAIR, GARAGE
Est. value
$82.1M
MEDICAL BUILDING
Est. value
$80.7M
WAREHOUSE, STORAGE
Est. value
$68.2M
OFFICE BUILDING
Est. value
$61.9M
RETAIL STORES
Est. value
$61.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1977
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
200
Lot
9.39 ac
Current owner
From public records · entity-resolved
Twelve31 Partners LP
Entity
Mailing address
851 S SUNSET AVE APT #93, WEST COVINA, CA 91790-5541
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
—
Twelve3 1 Partners LP
—
Deed
related
$45,866,000 · Walker & Dunlop LLC
Dec 23, 2021
$80,350,000
Twelve31 Partners LP
Francisquito Avenue Fee Owner LLC
Grant Deed
$54,500,000 · Wispar 6 Finco LLC
Dec 3, 2018
—
Francisquito Ave Fee Owner LLC
—
Deed
related
$36,660,000 · Walker & Dunlop
Sep 14, 2016
$43,000,000
Francisquito Avenue Fee Owner
Sunset Gardens LLC
Grant Deed
$32,250,000 · Walker & Dunlop
Dec 31, 1997
—
Heidi Hoelscher
Hoelscher,f
Quit Claim Deed
related
—
—
—
Fritz B Hoelscher
—
Deed Of Trust
related
—
—
—
Francisquito Ave Fee Owner LLC
—
Deed Of Trust
related
$36,660,000 · Walker & Dunlop
—
—
Sunset Gardens LLC
—
Deed Of Trust
related
$19,875,000 · Washington Mutual Fsb
—
—
Sunset Gardens LLC
—
Deed Of Trust
related
$9,600,000 · Greenwich Capital Fin'l INC
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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