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Property profile & analytics
OFF-MARKET
Estimated value
$2,530,000
Investment properties
20628 Arrow Hwy Covina, CA 91724-1343
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6466248
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1980
Construction
WOOD
Total area
12,222 SF
Lot
0.75 ac (32,603 SF)
Zoning code
LCC1*
APN
8401-002-012
UPID
US09-6466248
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
-
Getting Employment...One job at a time Employment Agency
-
Glendora Driving/Traffic School Training Center Vocational School
-
Charter Oak Plaza Business Service Center Corporate Office
-
Fast Pro Movers Moving Company
-
Acupuncture & Herbs of Lu Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.58M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$2.53M
Owner & transaction history
Cesar Torres · 3 yrs held
Cesar Torres
since 2022
Last sale
$2.5M
3 recorded transactions
Zoning & alternative use
LCC1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.8M
+1.1%
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
$2,540,000
ML approach
$2,575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,775,000
Current use
OFFICE BUILDING
$3,820,000
Change: +1% · Conversion: Easy
WAREHOUSE, STORAGE
$3,590,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,180,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$2.53M
Range $2.28M – $2.78M · ±10% · vs last sale $2.50M (Sep 28 2022)
Last sale anchor
$2.50M
Sep 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
$207 / 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
$35,789
Tax year 2024
Assessed value
$2,550,000
Assessed 2024
Previous assessed
$2,550,000
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$1,020,000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Stories
1
Total area
12,222 SF
Lot
0.75 ac (32,603 SF)
Zoning code
LCC1*
APN
8401-002-012
UPID
US09-6466248
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Covina, CA
Zoning LCC1* · permitted uses
LCC1* · 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
COMMERCIAL (GENERAL) Current
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1980
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
Cesar Torres
Individual
Mailing address
16131 WHITTIER BLVD STE #105, WHITTIER, CA 90603-2529
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
—
Cesar Torres
—
Deed
related
$1,030,000 · Southland Economic Development Corporati
Sep 28, 2022
$2,500,000
Cesar Torres
Vogue Plaza LLC
Grant Deed
$1,250,000 · Friendly Hills Bank
May 15, 2008
—
Vogue Plaza LLC
Yang,william S & Annie C
Grant Deed
—
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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