Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$38,320,000
Apartment buildings
217 Barranca St West Covina, CA 91791
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7365690
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Construction
WOOD
Total area
105,936 SF
Lot
5.24 ac (228,298 SF)
Zoning code
WCR3-MF20*
APN
8480-008-084
UPID
US09-7365690
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$40.23M
Blend (final)
Blend
$38.32M
Owner & transaction history
Hfh Lgh LLC · 3 yrs held
Hfh Lgh LLC
since 2023
Last sale
$38.3M
7 recorded transactions
Zoning & alternative use
WCR3-MF20* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$49.0M
+51.2%
Medical building
$48.2M
+48.6%
Warehouse, storage
$40.7M
+25.6%
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
$36,540,000
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)
$32,415,000
Current use
AUTO REPAIR, GARAGE
$49,000,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$48,155,000
Change: +49% · Conversion: Moderate
WAREHOUSE, STORAGE
$40,700,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$36,965,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$36,615,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$38.32M
Range $34.49M – $42.15M · ±10% · vs last sale $38.25M (Jan 11 2023)
Last sale anchor
$38.25M
Jan 11 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
$362 / 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
$489,495
Tax year 2024
Assessed value
$39,537,824
Assessed 2024
Previous assessed
$39,537,824
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$30,600,000
Assessed improvement
$8,937,824
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
1966
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
85
Total area
105,936 SF
Lot
5.24 ac (228,298 SF)
Zoning code
WCR3-MF20*
APN
8480-008-084
UPID
US09-7365690
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
$32.4M
AUTO REPAIR, GARAGE
Est. value
$49.0M
MEDICAL BUILDING
Est. value
$48.2M
WAREHOUSE, STORAGE
Est. value
$40.7M
OFFICE BUILDING
Est. value
$37.0M
RETAIL STORES
Est. value
$36.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1966
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
85
Lot
5.24 ac
Current owner
From public records · entity-resolved
Hfh Lgh LLC
Entity
Mailing address
10844 S PARAMOUNT BLVD, DOWNEY, CA 90241-3338
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$38,250,000
Hfh Lgh LLC
South Hills Apartment Homes LLC
Grant Deed
$19,125,000 · Mufg Union Bank NA
Mar 23, 2020
$31,950,000
South Hills Apartment Homes LLC
2900 E Virginia LLC
Grant Deed
$22,365,000 · Homestreet Bank
Jul 12, 2019
$460,000
Sun Yi
Chua Family Trust
Grant Deed
—
Oct 20, 2016
$26,300,000
2900 E Virginia LLC
Ccf Sp South Hills LLC
Grant Deed
$16,888,000 · Prudential Multifamily Mortgage LLC
Jun 30, 2014
$21,800,000
Ccf Sp South Hills LLC
Avalon California Value Viii
Grant Deed
—
Aug 1, 2007
$20,700,000
Avalon Ca Value Viii LLC
Mg South Hills Apartments
Grant Deed
—
May 28, 2004
—
Mg South Hills Apartment
East Virginia Avenue
Grant Deed
related
—
—
—
Vista Apt Barranca
—
Deed Of Trust
related
$4,500,000 · Washington Mutual Fsb
—
—
Barranca Vista Apartments
—
Deed Of Trust
related
$3,550,000 · Home Savings Of America
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 217 Barranca St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
