New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,895,000
Office buildings
1815 Workman Ave, West Covina, CA 91791-1423
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6903675
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1957
Construction
TILT-UP CONCRETE
Total area
5,230 SF
Lot
0.46 ac (20,065 SF)
Zoning code
WCOP*
APN
8454-016-006
UPID
US09-6903675
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
-
Dr. Elizabeth P. Constantino, DMD Dental Office
-
Castillo Arturo Medical Clinic
-
Law Offices of Bradley J. McFadden Law Firm
-
DSP Home Health Inc Geriatric Care Provider Nursing Home
-
Alvarado Chiropractic Healing Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.90M
Owner & transaction history
Lcmc Workman LLC
Lcmc Workman LLC
since 2026
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
WCOP* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+32.6%
Medical building
$2.4M
+30.3%
Warehouse, storage
$2.0M
+10.1%
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%
$1,990,000
6.5%
$1,840,000
7%
$1,705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,825,000
Current use
AUTO REPAIR, GARAGE
$2,420,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$2,375,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$2,010,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,810,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,615,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±10% · vs last sale $2.20M (Feb 26 2026)
Last sale anchor
$2.20M
Feb 26 2026
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
$362 / 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
$12,069
Tax year 2024
Assessed value
$788,103
Assessed 2024
Previous assessed
$788,103
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$603,396
Assessed improvement
$184,707
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
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
Status
Off-Market
Year built
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
6
Total area
5,230 SF
Lot
0.46 ac (20,065 SF)
Zoning code
WCOP*
APN
8454-016-006
UPID
US09-6903675
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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
6
Lot
0.46 ac
Current owner
From public records · entity-resolved
Lcmc Workman LLC
Entity
Mailing address
1008 S BALDWIN AVE, ARCADIA, CA 91007-7204
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Feb 26, 2026
$2,200,000
Lcmc Workman LLC
1815 E Workman LLC
Grant Deed
$2,000,000 · East West Bank
Feb 23, 2012
—
1815 E Workman LLC
Tsai,john T
Grant Deed
—
Dec 9, 2011
—
Omori Family Trust
Omori Family Trust
Quit Claim Deed
related
—
Dec 9, 2011
$640,000
John T Tsai
Omori Family Trust C
Grant Deed
—
Apr 27, 2006
—
Omori Family Trust
Omori,yoichi
Quit Claim Deed
related
—
Nov 7, 2003
$349,000
Yoichi Omori
Almanza,tr
Grant Deed
related
—
Jun 6, 2000
$490,000
Almanza Trust
Dellosso Trust
Grant Deed
$365,000 · Seller
Mar 23, 1989
—
Dellosso Ildo G
Dello
Quit Claim 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1815 Workman Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
