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Property profile & analytics
OFF-MARKET
Estimated value
$14,000,000
Individual retail properties
1530 Ww Covina Pkwy, West Covina, CA 91790
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9498301
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1962
Construction
TILT-UP CONCRETE
Total area
38,004 SF
Lot
1.58 ac (68,669 SF)
Zoning code
WCCR*
APN
8474-002-016
UPID
US09-9498301
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.86M
Blend (final)
Blend
$14.00M
Owner & transaction history
Merryrunma INC · 1 yrs held
Merryrunma INC
since 2024
Last sale
$14.0M
7 recorded transactions
Zoning & alternative use
WCCR* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$23.1M
+78.7%
Auto repair, garage
$17.6M
+35.8%
Medical building
$17.3M
+33.5%
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
$14,000,000
ML approach
$14,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$12,940,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$23,130,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,580,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$17,275,000
Change: +33% · Conversion: Difficult
WAREHOUSE, STORAGE
$14,600,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$13,260,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$13,135,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$14.00M
Range $12.60M – $15.40M · ±10% · vs last sale $14.00M (Sep 30 2024)
Last sale anchor
$14.00M
Sep 30 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
$368 / 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
$295,367
Tax year 2024
Assessed value
$22,665,813
Assessed 2024
Previous assessed
$22,665,813
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$7,436,792
Assessed improvement
$15,229,021
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
38,004 SF
Lot
1.58 ac (68,669 SF)
Zoning code
WCCR*
APN
8474-002-016
UPID
US09-9498301
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCR* · West Covina, CA
Zoning WCCR* · permitted uses
WCCR* · 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
GYM, HEALTH SPA Current
Est. value
$12.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.1M
AUTO REPAIR, GARAGE
Est. value
$17.6M
MEDICAL BUILDING
Est. value
$17.3M
WAREHOUSE, STORAGE
Est. value
$14.6M
OFFICE BUILDING
Est. value
$13.3M
RETAIL STORES
Est. value
$13.1M
GYM, HEALTH SPA Current
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
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
1.58 ac
Current owner
From public records · entity-resolved
Merryrunma INC
Entity
Mailing address
7121 BCH BLVD, BUENA PARK, CA 90620-1833
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2024
$14,000,000
Merryrunma INC
Inland Lowa Property LLC
Grant Deed
$6,900,000 · Bank Irvine
May 28, 2019
—
Inland Iowa Property LLC
—
Deed
related
$2,000,000 · Executive Law Property Group LLC
May 17, 2019
$20,725,000
Inland Iowa Property LLC
Csra 1530 W Covina Dst
Grant Deed
$12,435,000 · First General Bank
May 1, 2015
$16,000,000
Csra 1530 W Covina Dst
1530 West Covina Parkway LP
Grant Deed
$10,750,000 · Cantor Com'l R/e Lndg
Jan 31, 2003
—
1530 West Covina Parkway LP
1530 West Covina Parkway LLC
Quit Claim Deed
related
$5,800,000 · Preferred Bank
Mar 6, 2000
$2,150,000
1530 W Covina Parkway LLC
Gold,richard
Grant Deed
$5,000,000 · Preferred Bank
Mar 3, 1994
—
Gold,richard Tr
—
Deed Of Trust
related
—
Apr 2, 1992
—
Gold Morris Decd Est Of
—
Deed Of Trust
related
—
—
—
1530 West Covina Parkway LP
—
Deed Of Trust
related
$7,700,000 · Telesis Community Cu
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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