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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Retail space
1912 Arrow Hwy La Verne, CA 91750-5412
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6322816
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
TILT-UP CONCRETE
Total area
4,060 SF
Lot
0.27 ac (11,893 SF)
Zoning code
LVCM*
APN
8378-005-035
UPID
US09-6322816
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
-
Villa's Market Specialty Food Shop Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.40M
Owner & transaction history
El Legado LLC · 3 yrs held
El Legado LLC
since 2023
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
LVCM* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+20.7%
Medical building
$1.8M
+18.6%
Office building
$1.8M
+17.0%
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 La Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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
$1,420,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
$1,495,000
6.5%
$1,380,000
7%
$1,285,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,555,000
Current use
AUTO REPAIR, GARAGE
$1,880,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,845,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,820,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,255,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Mar 7 2023)
Last sale anchor
$1.40M
Mar 7 2023
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
$345 / 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
$14,084
Tax year 2024
Assessed value
$1,162,800
Assessed 2024
Previous assessed
$1,162,800
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$714,000
Assessed improvement
$448,800
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,060 SF
Lot
0.27 ac (11,893 SF)
Zoning code
LVCM*
APN
8378-005-035
UPID
US09-6322816
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVCM* · La Verne, CA
Zoning LVCM* · permitted uses
LVCM* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
El Legado LLC
Entity
Mailing address
19004 E ARROW HWY, COVINA, CA 91722-2111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2024
—
El Legado LLC
—
Deed
related
$1,500,000 · Enterprise Bank & Trust
Mar 7, 2023
$1,400,000
El Legado LLC
El Siglo
Grant Deed
$700,000 · Rediger Investment Mortgage Fund
Nov 28, 1966
—
El Siglo Xx Corp
—
Grant 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.
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