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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Retail space
1324 Francisquito Ave West Covina, CA 91790-4657
Trust Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6926740
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
8,518 SF
Lot
0.53 ac (23,030 SF)
Zoning code
WCNC*
APN
8471-001-011
UPID
US09-6926740
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
-
Angel Massage Alternative Medicine Practice Spa & Massage Center
-
QMG Financial Corporation Financial Advisor
-
brakijunior service Restaurant
-
La Tropicana Fruits & Juices Specialty Food Shop (Bike/Boat/Book/etc) Store
-
Keythreading Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$2.32M
Owner & transaction history
Wang,chao Y Family Trust · 10 yrs held
Wang,chao Y Family Trust
since 2016
7 recorded transactions
Zoning & alternative use
WCNC* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.3M
+11.2%
Office building
$3.0M
+1.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,945,000
Current use
WAREHOUSE, STORAGE
$3,275,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$2,970,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,630,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±10%
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
$272 / 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
$32,332
Tax year 2024
Assessed value
$2,338,658
Assessed 2024
Previous assessed
$2,338,658
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$677,929
Assessed improvement
$1,660,729
Applied tax rate
10.0000
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
8,518 SF
Lot
0.53 ac (23,030 SF)
Zoning code
WCNC*
APN
8471-001-011
UPID
US09-6926740
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
$2.9M
WAREHOUSE, STORAGE
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES Current
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Wang,chao Y Family Trust
Trust
Free & Clear · 10 yrs held
Mailing address
2801 COUNTRYWOOD LN, WEST COVINA, CA 91791-3743
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2016
—
Wang,chao Y Family Trust
Wang,chao Y
Quit Claim Deed
related
—
Jun 24, 2010
—
Cpy Properties LLC
Wang,chao Y
Grant Deed
—
Jan 12, 2010
$3,300,000
Chao Y Wang
Winter Louis & A Fam Trust
Grant Deed
—
Mar 7, 2006
—
Winter Family Trust
Winter,david A
Quit Claim Deed
related
—
Feb 9, 2005
—
Annette Winter
Winter Louis & A Trust
Quit Claim Deed
related
—
Nov 30, 2001
—
Daniel Winter
Wint
Quit Claim Deed
related
—
May 10, 1994
—
David A Winter
Winter,l&a Trust
Quit Claim Deed
related
—
Sep 26, 1991
$2,500,000
Louis Winter
Unknown
Grant Deed
—
—
—
Winter Family Trust
—
Deed Of Trust
related
$990,000 · Imperial Thrift & Loan
—
—
Matthew Winter
—
Deed Of Trust
related
$1,000,000 · Pacific Business 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.
Try Rey
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