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Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Apartment buildings
157 Bandy Ave West Covina, CA 91790-3015
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6357754
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
5,308 SF
Lot
0.16 ac (7,079 SF)
Zoning code
WCR3-MF20*
APN
8476-010-005
UPID
US09-6357754
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
-
Liberty Mutual Car Insurance Financial Advisor Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.02M
Blend (final)
Blend
$1.99M
Owner & transaction history
Dys LLC · 2 yrs held
Dys LLC
since 2023
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.2M
+98.9%
Auto repair, garage
$2.5M
+51.2%
Medical building
$2.4M
+48.6%
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
$1,935,000
ML approach
$1,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,625,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,230,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,455,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$2,415,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,040,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$1,850,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$1,835,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10% · vs last sale $2.02M (Sep 8 2023)
Last sale anchor
$2.02M
Sep 8 2023
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
$374 / 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
$25,754
Tax year 2024
Assessed value
$2,023,905
Assessed 2024
Previous assessed
$2,023,905
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,550,000
Assessed improvement
$473,905
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Cooling
YES
Units
7
Bathrooms
8
Total area
5,308 SF
Lot
0.16 ac (7,079 SF)
Zoning code
WCR3-MF20*
APN
8476-010-005
UPID
US09-6357754
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Zoning WCR3-MF20* · permitted uses
WCR3-MF20* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) 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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
7
Bathrooms
8
Lot
0.16 ac
Current owner
From public records · entity-resolved
Dys LLC
Entity
Mailing address
3035 E HARCOURT ST, COMPTON, CA 90221-5503
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2023
$2,023,000
Dys LLC
John Seuwah Seu
Grant Deed
—
Apr 30, 2020
—
John Seuwah Seu
June Qingtian Seu
Intrafamily Transfer
related
$395,000 · East West Bank
Jun 3, 2013
—
Merlano Family Trust
Merlano,gabriel E & Cynthia A
Quit Claim Deed
related
—
Apr 22, 2008
$860,000
John Seuwah Seu
Howard Gene Rotter
Grant Deed
$500,000 · Chinatrust Bank USA
Jul 12, 2007
—
Howard G Rotter
Wilson-rotter & Associates LLC
Quit Claim Deed
related
—
Mar 18, 2005
—
Wilson-rotter & Associates LLC
Wilson-rotter & Associates
Quit Claim Deed
$465,000 · Commercial Capital Bank Fsb
Mar 29, 2001
—
Wilson-rotter
Wilson,r D&b J
Quit Claim Deed
related
—
Aug 8, 1988
$1,070,000
Wilsonrotter
Contn
Trustees Deed
$326,000 · Western Federal Savings & Loan
—
—
Wilson-rotter & Associates LLC
—
Deed Of Trust
related
$250,000 · Rotter Louis Trust
—
—
Howard G Rotter
—
Deed Of Trust
related
$250,000 · Hiu C Lau
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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