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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Apartment buildings
1822 Grovecenter St West Covina, CA 91790
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9500354
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
12,480 SF
Lot
0.61 ac (26,409 SF)
Zoning code
WCR3-MF20*
APN
8443-001-023
UPID
US09-9500354
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$478k
Blend (final)
Blend
$520k
Owner & transaction history
Arnold E Ayestas · 1 yrs held
Arnold E Ayestas
since 2024
Last sale
$521,500
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · 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
$520,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $522k (Jul 23 2024)
Last sale anchor
$522k
Jul 23 2024
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
$42 / 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
$21,714
Tax year 2024
Assessed value
$1,428,947
Assessed 2024
Previous assessed
$1,428,947
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$498,618
Assessed improvement
$930,329
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Cooling
YES
Units
14
Bathrooms
14
Total area
12,480 SF
Lot
0.61 ac (26,409 SF)
Zoning code
WCR3-MF20*
APN
8443-001-023
UPID
US09-9500354
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.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
14
Bathrooms
14
Lot
0.61 ac
Current owner
From public records · entity-resolved
Arnold E Ayestas
Individual
Mailing address
2801 MICLWICK DR, ALHAMBRA, CA 91803
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jul 23, 2024
—
Arnold E Ayestas
Arnold E Ayestas
Intrafamily Transfer
related
—
Jan 4, 2022
—
Arnold E Ayestas
Lisa L Ayestas
Intrafamily Transfer
related
—
Aug 6, 2009
—
Ayestas A E & L L Family Trust
Ayestas,arnold E & Lisa L
Quit Claim Deed
related
—
Apr 1, 2004
—
Arnold E Ayestas
Ayestas,arnold E & Lisa
Quit Claim Deed
related
$865,000 · Washington Mutual Fsb
Aug 21, 2003
—
Dreger,tr
Dreger,david H & Norma R
Quit Claim Deed
related
—
Apr 28, 1999
$521,500
David H Dreger
Liu,gregory A & Maria
Grant Deed
$407,300 · Washington Mutual Fsb
—
—
Gregory A Liu
—
Deed Of Trust
related
$380,000 · World Savings & Loan
—
—
Gregory A Liu
—
Deed Of Trust
related
$238,690 · First Central 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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