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Property profile & analytics
OFF-MARKET
Estimated value
$4,555,000
Commercial land
1912 Merced Ave, West Covina, CA 91790-2528
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6903509
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1965
Lot
2.26 ac (98,654 SF)
Zoning code
WCR1*
APN
8467-016-022
UPID
US09-6903509
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
-
The Grove at Merced by RC Homes Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.56M
Owner & transaction history
Grove At Merced LLC · 3 yrs held
Grove At Merced LLC
since 2022
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
WCR1* · 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
$4,275,000
ML approach
$4,245,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.56M
Range $4.10M – $5.01M · ±10% · vs last sale $4.85M (Oct 25 2022)
Last sale anchor
$4.85M
Oct 25 2022
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
—
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
$71,330
Tax year 2024
Assessed value
$5,742,600
Assessed 2024
Previous assessed
$5,742,600
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$5,742,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1965
Heating
NONE
Lot
2.26 ac (98,654 SF)
Zoning code
WCR1*
APN
8467-016-022
UPID
US09-6903509
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCR1* · West Covina, CA
Zoning WCR1* · permitted uses
WCR1* · 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
1965
Heating
NONE
Lot
2.26 ac
Current owner
From public records · entity-resolved
Grove At Merced LLC
Entity
Mailing address
701 LK ST E STE #270, WAYZATA, MN 55391-1778
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2026
—
Jonatan Acosta Jimenez
—
Deed
related
$711,537 · Ocmbc INC
Oct 25, 2022
$4,850,000
Grove At Merced LLC
Rc West Covina LLC
Grant Deed
$15,000,000 · Banner Bank
Oct 28, 2021
$4,820,000
Rc West Covina LP
Nhi Foundation Hldings LLC
Grant Deed
$4,686,000 · Be Residential II LLC
Jun 6, 2017
—
Watt Communities LLC
Spiegel Dev INC
Grant Deed
—
Sep 13, 2016
$600,000
Nhi Foundation Holdings
Straight Way School Islamic Le
Grant Deed
—
Jun 23, 2005
—
Straight Way School
Ahli United Bank Uk Plc
Quit Claim Deed
related
$735,000 · Bank Of Whittier
Jun 29, 1999
—
United Bk Kuwait
Islamic,learning & Practicing Ce
Grant Deed
related
—
Apr 17, 1997
$1,100,000
Learning Islamic
Temple Shalom Of E San Gabriel
Grant Deed
$245,000 · Community Thrift & Loan
—
—
Temple Ea Shalom
—
Deed Of Trust
related
$250,000 · Sanwa Bank California
—
—
Straight Way Sch Of Islamic Learn
—
Deed Of Trust
related
$400,000 · Hussain Family 1991 Trust
—
—
Temple Shalom Of San Gabriel
—
Deed Of Trust
related
$600,000 · Nattiv Trust
Feb 2, 1960
—
—
—
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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