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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Retail space
148 Glendora Ave West Covina, CA 91790-3038
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0373497
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
TILT-UP CONCRETE
Total area
1,800 SF
Lot
0.06 ac (2,759 SF)
Zoning code
WCCS*
APN
8476-009-039
UPID
US10-0373497
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
-
Haven Salon & Beauty Supply Hair Salon Nail Salon
-
Burd Chicken Rice Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$343k
Blend (final)
Blend
$525k
Owner & transaction history
148 S Glendora LLC · 3 yrs held
148 S Glendora LLC
since 2022
Last sale
$550,005
4 recorded transactions
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+33.8%
Medical building
$820,000
+31.5%
Warehouse, storage
$690,000
+11.2%
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
$505,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
RETAIL STORES
$620,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$820,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$690,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$630,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$555,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $550k (Jul 22 2022)
Last sale anchor
$550k
Jul 22 2022
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
$292 / 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
$9,894
Tax year 2024
Assessed value
$561,000
Assessed 2024
Previous assessed
$561,000
+0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$438,600
Assessed improvement
$122,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,800 SF
Lot
0.06 ac (2,759 SF)
Zoning code
WCCS*
APN
8476-009-039
UPID
US10-0373497
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCS* · West Covina, CA
Zoning WCCS* · permitted uses
WCCS* · 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
$620,000
AUTO REPAIR, GARAGE
Est. value
$835,000
MEDICAL BUILDING
Est. value
$820,000
WAREHOUSE, STORAGE
Est. value
$690,000
OFFICE BUILDING
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$555,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
148 S Glendora LLC
Entity
Mailing address
9908 ARTESIA BLVD STE #101, BELLFLOWER, CA 90706-6773
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 20, 2023
—
148 S Glendora LLC
—
Deed
related
$643,000 · Allstar Capital Group INC
Jul 22, 2022
$550,000
148 S Glendora LLC
Jennifer Lynn Painter
Grant Deed
$467,500 · Harvest Small Business Finance LLC
Jul 5, 2007
—
Jones Family Trust
Jones,helen M
Affidavit Of Death
—
Feb 5, 2007
—
Jones Family Trust
Jones,lawrence C
Affidavit Of Death
—
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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