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Property profile & analytics
FOR LEASE
Office buildings
1901 W Pacific Ave, West Covina, CA 91790
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6903674
For Lease
1 / 3
$2,630,000
1901 W Pacific Ave, West Covina, CA 91790
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
WOOD
Total area
13,975 SF
Lot
0.87 ac (37,910 SF)
Zoning code
WC R3*
APN
8459-026-097
UPID
US09-6903674
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
-
Fiore Legal Law Firm
-
US Probation Office Probation Office
-
Autism Response Team Social Service Agency Charitable Organization
-
California Psychcare Corporate Office
-
Laser Chiropractic & Massage Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$2.63M
Owner & transaction history
Ys Bright Realty LLC · 1 yrs held
Ys Bright Realty LLC
since 2025
Last sale
$2.7M
6 recorded transactions
Zoning & alternative use
WC R3* · 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
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
COMMERCIAL (GENERAL)
$4,320,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.63M
Range $2.37M – $2.89M · ±10% · vs last sale $2.65M (Apr 1 2025)
Last sale anchor
$2.65M
Apr 1 2025
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
$188 / 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
$28,114
Tax year 2024
Assessed value
$1,955,239
Assessed 2024
Previous assessed
$1,955,239
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$724,160
Assessed improvement
$1,231,079
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
13,975 SF
Lot
0.87 ac (37,910 SF)
Zoning code
WC R3*
APN
8459-026-097
UPID
US09-6903674
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WC R3* · West Covina, CA
Zoning WC R3* · permitted uses
WC R3* · 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
COMMERCIAL (GENERAL)
Est. value
$4.3M
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Ys Bright Realty LLC
Entity
Mailing address
3326 VILLA GRV DR, ALTADENA, CA 91001-1448
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2025
$2,650,000
Ys Bright Realty LLC
Nold Family Trust
Grant Deed
$850,000 · Shinhan Bank America
Oct 23, 2003
—
Nold,tr
Nold,david J
Quit Claim Deed
related
—
Nov 28, 2001
$1,350,500
David J Nold
Rc Concordia Investments LLC
Grant Deed
$910,000 · Granite State Bank
Mar 11, 1999
$925,000
Rc Concordia Investments LLC
Crw Investment Co
Grant Deed
$985,000 · Pff Bank & Trust
—
—
Crw Inv Co
—
Deed Of Trust
related
$213,000 · Capital Bank NA
—
—
Rc Concordia Investments LLC
—
Deed Of Trust
related
$108,000 · Ty Monterey Park View LLC
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?”
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