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Property profile & analytics
OFF-MARKET
Estimated value
$10,400,000
Retail space
20502 Arrow Hwy Covina, CA 91724-1238
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0270454
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Total area
41,949 SF
Lot
2.61 ac (113,784 SF)
Zoning code
LCC2-C1*
APN
8401-001-017
UPID
US10-0270454
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
-
Spirit of Texas Restaurant
-
Sunrise Plaza Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.60M
CAP Approach
CAP
$14.28M
Comparable Approach
Comparable
$10.77M
Blend (final)
Blend
$10.40M
Owner & transaction history
Ys Covina LLC · 3 yrs held
Ys Covina LLC
since 2022
Last sale
$10.6M
7 recorded transactions
Zoning & alternative use
LCC2-C1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.1M
+36.1%
Commercial (general)
$13.0M
+34.6%
Warehouse, storage
$12.3M
+28.0%
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 Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$9,725,000
ML approach
$8,600,000
CAP Approach
CAP Return
Estimation
6%
$15,470,000
6.5%
$14,280,000
7%
$13,260,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,630,000
Current use
OFFICE BUILDING
$13,105,000
Change: +36% · Conversion: Easy
COMMERCIAL (GENERAL)
$12,960,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$12,325,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$10.40M
Range $9.36M – $11.44M · ±10% · vs last sale $10.55M (Nov 22 2022)
Last sale anchor
$10.55M
Nov 22 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
$248 / 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
$128,363
Tax year 2024
Assessed value
$9,435,000
Assessed 2024
Previous assessed
$9,435,000
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$6,222,000
Assessed improvement
$3,213,000
Applied tax rate
2.0000
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
1962
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
2
Total area
41,949 SF
Lot
2.61 ac (113,784 SF)
Zoning code
LCC2-C1*
APN
8401-001-017
UPID
US10-0270454
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2-C1* · Covina, CA
Zoning LCC2-C1* · permitted uses
LCC2-C1* · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$9.6M
OFFICE BUILDING
Est. value
$13.1M
COMMERCIAL (GENERAL)
Est. value
$13.0M
WAREHOUSE, STORAGE
Est. value
$12.3M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1962
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
2
Lot
2.61 ac
Current owner
From public records · entity-resolved
Ys Covina LLC
Entity
Mailing address
8300 BEVERLY BLVD #207, LOS ANGELES, CA 90048-2608
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2022
$10,550,000
Ys Covina LLC
Park Terrace Equities LLC
Grant Deed
—
Jun 21, 2013
$5,200,000
Park Terrace Equities LLC
Arrow Sunrise LLC
Grant Deed
$3,380,000 · American Business Bank
Aug 28, 2009
—
Towerco Assets LLC
Arrow Sunrise LLC
Grant Deed
related
—
Aug 7, 2006
—
Arrow Sunrise LLC
Arrow Plaza LLC
Quit Claim Deed
related
—
Jan 9, 2006
—
Tripeak LLC
Arrow Plaza LLC
Grant Deed
—
Nov 13, 2002
$3,365,000
Fdl,tr
Bai,kun L & Louise
Grant Deed
$2,200,000 · Cathay Bank
Aug 18, 1997
—
Ocwen Federal Bank
—
Deed Of Trust
related
—
—
—
Arrow Sunrise LLC
—
Deed Of Trust
related
$3,000,000 · Pacific Alliance Bank
—
—
Tang,tr
—
Deed Of Trust
related
$157,500 · Wei D Deng
—
—
Arrow Sunrise LLC
—
Deed Of Trust
related
$2,850,000 · Mega Bank
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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