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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Office buildings
16033 San Bernardino Rd Covina, CA 91722-3940
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-0273297
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
5,164 SF
Lot
0.25 ac (10,848 SF)
Zoning code
LCCH*
APN
8435-010-017
UPID
US10-0273297
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
-
Vincent Certified Electrician Electrical Service General Contractor
-
Little Stars Academy (preschool) High School Daycare Center
-
CABE Charitable Organization Social Service Agency
-
Ergos Technology Partners, Inc. Tech Support Center IT Consulting Firm
-
8 Cubed Technologies, LLC Corporate Office Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.08M
Owner & transaction history
Wsbr LLC · 8 yrs held
Wsbr LLC
since 2018
7 recorded transactions
Zoning & alternative use
LCCH* · 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 Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$1,615,000
Current use
COMMERCIAL (GENERAL)
$1,595,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$1,515,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,345,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±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
$208 / 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
$14,972
Tax year 2024
Assessed value
$1,115,516
Assessed 2024
Previous assessed
$1,115,516
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$669,310
Assessed improvement
$446,206
Applied tax rate
3.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,164 SF
Lot
0.25 ac (10,848 SF)
Zoning code
LCCH*
APN
8435-010-017
UPID
US10-0273297
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCH* · Covina, CA
Zoning LCCH* · permitted uses
LCCH* · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1979
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Wsbr LLC
Entity
Mailing address
16033 E SAN BERNARDINO RD #108, COVINA, CA 91722-3940
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2018
$1,000,000
Wsbr LLC
California Assn For Bilingual
Grant Deed
$871,200 · Bank Of The West
Jan 24, 2018
—
California Assn Of Bilingual Educ
—
Deed
related
$500,000 · Bank Of The West
Jul 18, 2002
$550,000
California Assoc
Foresta,henry R & Kathi D
Grant Deed
$440,000 · Bank Of America
Feb 2, 2000
$349,000
Henry R Foresta
Grumet Trust
Grant Deed
$300,000 · Bank Of America Community Dev
Feb 4, 1994
$339,051
Grumet Trust
Buonsanti,luis &
Trustees Deed
—
Mar 3, 1992
$303,128
Buonsanti Luis
Chardon Service
Trustees Deed
related
—
Oct 4, 1989
$283,000
Covina Mega Finl
Buonsanti Luis&n
Grant Deed
related
$500,000 · Buonsanti Luis&n
—
—
California Assn Of Bilingual Educ
—
Deed Of Trust
related
$500,000 · Bank Of The West
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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