Entity Owned Property summary
AI-generated overview
This office property contains 947 square feet and is arranged with a large open work area, five separate offices, a kitchen, a storage area, and a combined conference room/office space. The property is located in West Covina, California.
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
Current use
Occupant on record · Public records
-
Law Firm
-
Probation Office
-
Social Service Agency Charitable Organization
-
Corporate Office
-
Alternative Medicine Practice
Location
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
since 2025
Last sale
$2.7M
6 recorded transactions
Zoning & alternative use
WC R3* · West Covina, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.63M
Value range
$2.37M – $2.89M
±10% around blend
Estimated value / SF
$188 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$2.37M
blend $2.63M
$2.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,975 SF
Lot area
0.87 ac
Year built
1984
Stories
1
APN
8459-026-097
Zoning
WC R3*
Assessed value
$1,955,239
Annual tax
$28,114
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.39M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.6 mi away · 10,000 SF
8.7 mi away · 11,562 SF
8.8 mi away · 10,203 SF
12.1 mi away · 12,915 SF
13.8 mi away · 10,040 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.63M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 22 sales
$349
-46%
County 2758 sales
$449
-58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $188/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.65M
Move the market yield to see immediate price impact.
Value / SF
$190
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$167k
$3.34M
$2.39M
$1.86M
$186k
$3.71M
$2.65M
$2.06M
$204k
$4.08M
$2.91M
$2.27M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$3.99M
3.7 mi · Dec 2025 · $368/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
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, CAZoning WC R3* · permitted uses
WC R3* · West Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.87 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
WC R3*
Jurisdiction
West Covina, CA
Recorded code
WC R3*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for WC R3* in West Covina, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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