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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Warehouses
1773 San Bernardino Rd E88 West Covina, CA 91790-1049
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9210646
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2018
Construction
TILT-UP CONCRETE
Total area
1,679 SF
Lot
2.41 ac (105,105 SF)
Zoning code
WCM1*
APN
8435-015-220
UPID
US09-9210646
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
-
Hardwood Flooring West Covina Construction Company General Contractor
-
EL Pack Import Big Box & Wholesale Store
-
Parker Insurance Services Insurance Agency
-
Favorite Bikes (Bike/Boat/Book/etc) Store
-
Perseus Industries Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
$390k
Comparable Approach
Comparable
$418k
Blend (final)
Blend
$515k
Owner & transaction history
Jose Pacheco · 5 yrs held
Jose Pacheco
since 2020
Last sale
$500,005
7 recorded transactions
Zoning & alternative use
WCM1* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$775,000
+20.4%
Medical building
$765,000
+18.3%
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
$625,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
$420,000
6.5%
$390,000
7%
$360,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$645,000
Current use
AUTO REPAIR, GARAGE
$775,000
Change: +20% · Conversion: Easy
MEDICAL BUILDING
$765,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$585,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$580,000
Change: -10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$520,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $500k (Sep 21 2020)
Last sale anchor
$500k
Sep 21 2020
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
$307 / 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
$6,555
Tax year 2024
Assessed value
$530,603
Assessed 2024
Previous assessed
$530,603
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$159,181
Assessed improvement
$371,422
Applied tax rate
11.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Bathrooms
1
Total area
1,679 SF
Lot
2.41 ac (105,105 SF)
Zoning code
WCM1*
APN
8435-015-220
UPID
US09-9210646
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCM1* · West Covina, CA
Zoning WCM1* · permitted uses
WCM1* · 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
WAREHOUSE, STORAGE Current
Est. value
$645,000
AUTO REPAIR, GARAGE
Est. value
$775,000
MEDICAL BUILDING
Est. value
$765,000
OFFICE BUILDING
Est. value
$585,000
RETAIL STORES
Est. value
$580,000
COMMERCIAL (GENERAL)
Est. value
$520,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Bathrooms
1
Lot
2.41 ac
Current owner
From public records · entity-resolved
Jose Pacheco
Individual
Mailing address
16211 DUBESOR ST, LA PUENTE, CA 91744-1320
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2020
$500,000
Jose Pacheco
Maria De Jesus Amor
Grant Deed
$4,900,000 · Maria De Jesus Amor
May 29, 2018
$432,000
Maria De Jesus Amor
Wc Homes LLC
Grant Deed
—
Feb 22, 2017
—
Wc Homes LLC
—
Grant Deed
related
$5,117,553 · Other Institutional Lenders
Oct 13, 2015
—
Wc Homes LLC
—
Deed Of Trust
related
$5,200,000 · Preferred Bk
Mar 28, 2012
—
Wc Homes LLC
—
Deed Of Trust
related
$13,480,000 · Us Bank NA
Jul 27, 2011
—
Wc Homes LLC
—
Deed Of Trust
related
$13,480,000 · Us Bank NA
Apr 5, 2006
—
Wm Home LLC
Owner Name Unavailable
Dual Purpose Document
related
$485,000 · Bank Of Orange County
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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