Back to Search
Property profile & analytics
FOR LEASE
Office buildings
1325 N Grand Ave Covina, CA 91722
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7967421
For Lease
1 / 4
$8,875,000
1325 N Grand Ave, Covina, CA 91722
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
42,920 SF
Lot
2.79 ac (121,405 SF)
Zoning code
CVC4PCD*
APN
8405-001-035
UPID
US09-7967421
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
-
Southern California Plastering Institute Pension Trust Fund Renovation Specialist General Contractor
-
Emanate Health Business Services Medical Billing Service
-
Zenith American Solutions Insurance Agency Business Administration Service
-
Suburban Water Systems Water Utility Company
-
South West Water Co Water Utility Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.88M
Owner & transaction history
Fnl Of Covina Partners LLC · 19 yrs held
Fnl Of Covina Partners LLC
since 2007
4 recorded transactions
Zoning & alternative use
CVC4PCD* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
OFFICE BUILDING
$13,405,000
Current use
COMMERCIAL (GENERAL)
$13,260,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$12,610,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,160,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$8.88M
Range $7.99M – $9.76M · ±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
$207 / 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
$133,859
Tax year 2024
Assessed value
$9,273,446
Assessed 2024
Previous assessed
$9,273,446
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$4,019,366
Assessed improvement
$5,254,080
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1999
Heating
NONE
Stories
1
Total area
42,920 SF
Lot
2.79 ac (121,405 SF)
Zoning code
CVC4PCD*
APN
8405-001-035
UPID
US09-7967421
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVC4PCD* · Covina, CA
Zoning CVC4PCD* · permitted uses
CVC4PCD* · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.4M
COMMERCIAL (GENERAL)
Est. value
$13.3M
WAREHOUSE, STORAGE
Est. value
$12.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.2M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1999
Heating
NONE
Stories
1
Lot
2.79 ac
Current owner
From public records · entity-resolved
Fnl Of Covina Partners LLC
Entity
Free & Clear · 19 yrs held
Mailing address
433 N CAMDEN DR STE #820, BEVERLY HILLS, CA 90210-4412
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jun 4, 2025
—
Fnl Covina Partners LLC
—
Deed
related
$14,979,124 · City National Bank
Apr 22, 2020
—
Fnl Of Covina Partners LLC
—
Deed
related
$17,200,000 · City Nat'l Bk
Jun 14, 2007
$27,675,000
Fnl Of Covina Partners LLC
Covina Technology Center LLC
Grant Deed
—
—
—
Fnl Of Covina Partners LLC
—
Deed Of Trust
related
$17,200,000 · City Nat'l Bk
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
