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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Office buildings
1415 Garvey N Ave, West Covina, CA 91790-2137
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6978866
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1956
Total area
8,029 SF
Lot
0.77 ac (33,403 SF)
Zoning code
WCNC*
APN
8458-023-020
UPID
US09-6978866
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
-
Casita de Misericordia Community Center
-
Oriental Pain Management Center Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.63M
Owner & transaction history
Sepulveda La Partners LLC · 2 yrs held
Sepulveda La Partners LLC
since 2024
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
WCNC* · West 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 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
$1,630,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,480,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±10% · vs last sale $1.63M (Apr 16 2024)
Last sale anchor
$1.63M
Apr 16 2024
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
$203 / 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
$27,625
Tax year 2024
Assessed value
$2,007,809
Assessed 2024
Previous assessed
$2,007,809
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,508,759
Assessed improvement
$499,050
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1956
Heating
NONE
Cooling
OTHER
Stories
1
Total area
8,029 SF
Lot
0.77 ac (33,403 SF)
Zoning code
WCNC*
APN
8458-023-020
UPID
US09-6978866
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
COMMERCIAL (GENERAL)
Est. value
$2.5M
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
1956
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Sepulveda La Partners LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2024
—
Richardson Griswold
—
Deed
related
$50,000 · Southern California Seconds INC
Apr 16, 2024
—
Sepulveda La Partners LLC
Peak Foreclosure Services INC
Intrafamily Transfer
related
—
Dec 7, 2023
—
Richardson Griswold
—
Deed
related
$50,000 · Southern California Seconds INC
Feb 16, 2021
—
1415 Garvey LLC
—
Deed
related
$2,074,735 · Heng Li Etal
Sep 18, 2020
—
1415 Garvey LLC
—
Deed
related
$2,450,000 · Qualfax INC
Mar 13, 2019
—
1415 Garvey LLC
—
Deed
related
$1,365,000 · Natan Tishrey Projects 2016
Mar 23, 2016
—
1415 Garvey LLC
—
Trustees Deed
related
$1,190,000 · Private Individual
Nov 13, 2015
—
1415 Garvey LLC
Rockport Dev INC
Quit Claim Deed
—
Jul 28, 2014
$1,630,000
Rockport Dev INC
Jath INC
Grant Deed
$978,000 · Rediger Inv Mtg Fund
Dec 8, 2008
$1,378,000
Jath INC
Lg Garvey LLC
Grant Deed
$658,000 · East West Bank
Mar 3, 2004
$558,000
L G Garvey LLC
Wilson-rotter & Associates LLC
Grant Deed
$835,000 · Premium Reconveyance Svcs INC
Apr 19, 2001
—
Rcs Dev
Wilson,r D & B J
Quit Claim Deed
related
—
Jul 28, 1989
$389,091
Brutoco&klein
Investoo Prop 85
Trustees Deed
—
Jul 28, 1989
$390,000
Rcs Dev
Brutoco&klein
Trustees Deed
related
—
—
—
1415 Garvey LLC
—
Deed Of Trust
related
$1,365,000 · Natan Tishrey Projects 2016
—
—
Rcs Development Co
—
Deed Of Trust
related
$165,113 · Wilson Trust
—
—
Rcs Development Co
—
Deed Of Trust
related
$107,326 · Wilson Trust
—
—
1415 Garvey LLC
—
Deed Of Trust
related
$200,000 · Private Individual
—
—
1415 Garvey LLC
—
Deed Of Trust
related
$2,450,000 · Qualfax 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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