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Property profile & analytics
OFF-MARKET
Estimated value
$13,560,000
Community centers
1555 Amar Rd West Covina, CA 91792-1680
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8520879
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1980
Total area
45,431 SF
Lot
4.68 ac (203,840 SF)
Zoning code
WCPCD1*
APN
8735-004-009
UPID
US09-8520879
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
-
Onyx Jewelry Repair Shop (Bike/Boat/Book/etc) Store
-
Action Products & Services Logistics Company Moving Company
-
U-Haul Neighborhood Dealer Car Rental Facility
-
FEDEX DROP OFF Shipping Company Freight Service
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.56M
Owner & transaction history
Evergreen Capital Assets LLC · 6 yrs held
Evergreen Capital Assets LLC
since 2019
6 recorded transactions
Zoning & alternative use
WCPCD1* · 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%
$20,505,000
6.5%
$18,930,000
7%
$17,575,000
Blend value · Realmo final
$13.56M
Range $12.20M – $14.92M · ±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
$298 / 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
$204,379
Tax year 2024
Assessed value
$14,474,726
Assessed 2024
Previous assessed
$14,474,726
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$7,612,634
Assessed improvement
$6,862,092
Applied tax rate
12.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
45,431 SF
Lot
4.68 ac (203,840 SF)
Zoning code
WCPCD1*
APN
8735-004-009
UPID
US09-8520879
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCPCD1* · West Covina, CA
Zoning WCPCD1* · permitted uses
WCPCD1* · 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.
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
4.68 ac
Current owner
From public records · entity-resolved
Evergreen Capital Assets LLC
Entity
Mailing address
3919 BEVERLY BLVD STE #200, LOS ANGELES, CA 90004-3432
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
—
Evergreen Capital Assets LLC
—
Deed
related
$11,667,000 · Bbcn Bank
Dec 16, 2019
$13,500,000
Evergreen Capital Assets LLC
Feng Xin Investment LLC
Grant Deed
$9,165,000 · Morgan Stanley Private Bank NA
Jan 31, 2019
—
Feng Xin Investment LLC
—
Deed
related
$7,927,069 · East West Bank
Apr 22, 2014
$14,300,000
Feng Xin Investment LLC
Jkl LLC
Grant Deed
$8,500,000 · East West Bank
Nov 2, 1999
$4,300,000
Jkl LLC
West Covina Investments
Grant Deed
—
—
—
Jkl LLC
—
Deed Of Trust
related
$5,000,000 · United National Bank
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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