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Property profile & analytics
OFF-MARKET
Estimated value
$83,160,000
Apartment buildings
200 Grand Ave West Covina, CA 91791-1727
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-6357750
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
190,824 SF
Lot
8.21 ac (357,773 SF)
Zoning code
WCR3-MF20*
APN
8447-019-029
UPID
US09-6357750
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 Verandas Apartments Apartment Complex Apartment Building
-
The Verandas Apartment Building
-
Cleaning Green LLC Hardware & Home Improvement
-
Victoria Sarun, PAC Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$72.47M
Blend (final)
Blend
$83.16M
Owner & transaction history
Clpf Verandas LP · 4 yrs held
Clpf Verandas LP
since 2022
Last sale
$92.0M
6 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$124.3M
+112.8%
Neighborhood: shopping center
$116.1M
+98.9%
Auto repair, garage
$88.3M
+51.2%
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
$76,155,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$58,390,000
Current use
RESTAURANT
$124,265,000
Change: +113% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$116,135,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$88,265,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$86,745,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$73,315,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$66,590,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$65,960,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$83.16M
Range $74.84M – $91.48M · ±10% · vs last sale $92.00M (Apr 28 2022)
Last sale anchor
$92.00M
Apr 28 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
$436 / 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
$1,179,228
Tax year 2024
Assessed value
$95,804,498
Assessed 2024
Previous assessed
$95,804,498
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$43,696,800
Assessed improvement
$52,107,698
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
1972
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
209
Bathrooms
99
Total area
190,824 SF
Lot
8.21 ac (357,773 SF)
Zoning code
WCR3-MF20*
APN
8447-019-029
UPID
US09-6357750
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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$58.4M
RESTAURANT
Est. value
$124.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$116.1M
AUTO REPAIR, GARAGE
Est. value
$88.3M
MEDICAL BUILDING
Est. value
$86.7M
WAREHOUSE, STORAGE
Est. value
$73.3M
OFFICE BUILDING
Est. value
$66.6M
RETAIL STORES
Est. value
$66.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1972
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
209
Bathrooms
99
Lot
8.21 ac
Current owner
From public records · entity-resolved
Clpf Verandas LP
Entity
Free & Clear · 4 yrs held
Mailing address
2151 PO BOX 2209TH DR STE #282, CARLSBAD, CA 92018-2209
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
$92,000,000
Clpf Verandas LP
Legacy Partners Verandas LP
Grant Deed
—
Apr 24, 2017
—
Legacy Partners Verandas LP
—
Deed
related
$37,368,000 · Greystone Funding Corporation
Jul 7, 2011
—
Partners Verandas LP Legacy
—
Deed Of Trust
related
$32,500,000 · Federal National Mortgage Assn
Apr 30, 2007
—
Legacy Partners Verandas LP
Morgan Stanley A/r Timberwood LP
Grant Deed
$32,500,000 · Deutsche Bank Berkshire Mortgage In
Dec 14, 2001
—
Lease A Lend
Avalonbay,communities
Grant Deed
related
—
Mar 13, 1997
—
Bay Apts Communities
Tara Apts,
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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