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Property profile & analytics
OFF-MARKET
Estimated value
$43,025,000
Apartment buildings
1230 Cameron Ave West Covina, CA 91790-3500
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6562066
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
109,333 SF
Lot
4.29 ac (187,074 SF)
Zoning code
WCR3-MF20*
APN
8469-001-012
UPID
US09-6562066
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
-
Pasqua Contractors LLC General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$41.52M
Blend (final)
Blend
$43.03M
Owner & transaction history
Citrus Gardens Apartments LP · 5 yrs held
Citrus Gardens Apartments LP
since 2021
Last sale
$44.9M
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$71.2M
+112.8%
Neighborhood: shopping center
$66.5M
+98.9%
Auto repair, garage
$50.6M
+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
$40,875,000
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)
$33,455,000
Current use
RESTAURANT
$71,195,000
Change: +113% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$66,540,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$50,570,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$49,700,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$42,005,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$38,150,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$37,790,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$43.03M
Range $38.72M – $47.33M · ±10% · vs last sale $44.85M (Jan 26 2021)
Last sale anchor
$44.85M
Jan 26 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
$394 / 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
$441,996
Tax year 2024
Assessed value
$35,190,961
Assessed 2024
Previous assessed
$35,190,961
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$10,505,959
Assessed improvement
$24,685,002
Applied tax rate
12.0000
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
1962
Construction
WOOD
Heating
NONE
Units
123
Total area
109,333 SF
Lot
4.29 ac (187,074 SF)
Zoning code
WCR3-MF20*
APN
8469-001-012
UPID
US09-6562066
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
$33.5M
RESTAURANT
Est. value
$71.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$66.5M
AUTO REPAIR, GARAGE
Est. value
$50.6M
MEDICAL BUILDING
Est. value
$49.7M
WAREHOUSE, STORAGE
Est. value
$42.0M
OFFICE BUILDING
Est. value
$38.2M
RETAIL STORES
Est. value
$37.8M
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
1962
Construction
WOOD
Heating
NONE
Units
123
Lot
4.29 ac
Current owner
From public records · entity-resolved
Citrus Gardens Apartments LP
Entity
Mailing address
5150 OVERLAND AVE, CULVER CITY, CA 90230-4914
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2021
—
Citrus Gardens Apartments LP
Millbrook Park Apartments
Quit Claim Deed
—
Aug 3, 2018
—
Sunset-lakeview LLC
Cameron Sunset Apartments LLC
Quit Claim Deed
—
Mar 1, 2018
$44,850,000
Millbrook Park Apartments
Wk Sunset Plaza Venture LLC
Grant Deed
—
Jul 1, 2015
$27,435,000
Wk Sunset Plaza Venture LLC
Kor Of Bam Sunset Plaza LLC
Grant Deed
—
Sep 5, 2007
$12,250,000
Kor Of Bam Sunset Plaza LLC
Sunset Apartments LLC
Grant Deed
—
Oct 27, 2003
$20,750,000
Sunset Apartments LLC
Keystone Courts Apts LLC
Grant Deed
$16,600,000 · China Trust Bank USA
Dec 21, 2001
—
Topanga
Ventura Cyn Apts
Grant Deed
related
—
Jun 29, 2001
$8,350,000
Topanga/owensmouth 7 LLC
Pi Properties #10lp
Grant Deed
$7,280,000 · Imperial Capital Bank
Apr 30, 1996
$5,200,000
Pi Properties 10 LP
Yalamanchili,rao & Indria D
Grant Deed
$4,040,000 · Home Savings Of America
Mar 26, 1996
—
Yalamanchili,rao R & Indira D
Dasari,d & B B Trustees
Trustees Deed
related
—
Dec 29, 1995
—
Rao R Yalamanchili
Reddy,n A & H V Trustees
Grant Deed
related
—
Sep 21, 1990
$1,000
Yalamanchili Rao R Co Tr Et Al
Unknown
Grant Deed
related
—
Jun 28, 1990
$7,090,000
Yalamanchili Rao
Sunset Manor Ltd
Grant Deed
$5,512,500 · Itt Federal Bank Fsb
—
—
Topanga/owensmouth 7llc
—
Deed Of Trust
related
$7,600,000 · Financial Inst Partners Mtg
—
—
Wk Sunset Plaza Venture LLC
—
Deed Of Trust
related
$22,350,000 · California Bk&tr
—
—
Sunset Manor Ltd
—
Deed Of Trust
related
$2,500,000 · Wells Fargo Bank
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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