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Property profile & analytics
OFF-MARKET
Estimated value
$4,670,000
Office buildings
1535 Merced Ave West Covina, CA 91790-3404
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-6562078
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING (MULTI-STORY)
Year built
1972
Construction
WOOD
Total area
22,123 SF
Lot
1.5 ac (65,199 SF)
Zoning code
WCOP*
APN
8468-017-008
UPID
US09-6562078
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
-
Santosh Kumar Garg Pediatrician Medical Clinic
-
Magan Clinic Physician
-
Global Integrated Medical Group Inc. Medical Group
-
Orangewood Skate Park Sports Field & Court
-
Dr. George Yang Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$4.67M
Owner & transaction history
Great Cove LLC · 6 yrs held
Great Cove LLC
since 2019
7 recorded transactions
Zoning & alternative use
WCOP* · 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
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
$7,720,000
Current use
RETAIL STORES
$7,645,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,835,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$4.67M
Range $4.20M – $5.14M · ±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
$211 / 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
$62,800
Tax year 2024
Assessed value
$4,503,246
Assessed 2024
Previous assessed
$4,503,246
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,894,944
Assessed improvement
$1,608,302
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 (MULTI-STORY)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
3
Total area
22,123 SF
Lot
1.5 ac (65,199 SF)
Zoning code
WCOP*
APN
8468-017-008
UPID
US09-6562078
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCOP* · West Covina, CA
Zoning WCOP* · permitted uses
WCOP* · 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
OFFICE BUILDING Current
Est. value
$7.7M
RETAIL STORES
Est. value
$7.6M
COMMERCIAL (GENERAL)
Est. value
$6.8M
OFFICE BUILDING Current
RETAIL STORES
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
1972
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Lot
1.5 ac
Current owner
From public records · entity-resolved
Great Cove LLC
Entity
Mailing address
1535 W MERCED AVE, WEST COVINA, CA 91790-3404
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Nov 14, 2019
—
Great Cove LLC
—
Deed
related
$2,100,000 · East West Bk
Oct 4, 2019
$4,200,000
Great Cove LLC
Clear Creek Holdings LP
Grant Deed
$2,100,000 · East West Bank
Jul 15, 2004
$2,750,000
Clear Creek Holdings LP
Fdl,tr
Grant Deed
related
$1,890,000 · Cathay Bank
Feb 6, 2004
—
Ko,tr
Ko,tr
Quit Claim Deed
related
$1,740,000 · Los Angeles National Bank
Feb 4, 2004
$2,320,000
Fdl,tr
Doctors Professional Building
Grant Deed
$1,740,000 · Los Angeles National Bank
Sep 10, 1971
—
Professional Building
—
Grant Deed
related
—
—
—
Great Cove LLC
—
Deed Of Trust
related
$1,728,000 · Business Fin Cap
—
—
Great Cove LLC
—
Deed Of Trust
related
$2,100,000 · East West Bk
Sep 30, 1969
—
—
—
Grant Deed
related
—
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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