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Property profile & analytics
FOR SALE
Office buildings
2222 Garvey Ave West Covina, CA 91790
Trust Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-0369431
For Sale
1 / 16
$1,299,000
2222 Garvey Ave, West Covina, CA 91790
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Construction
WOOD
Total area
4,000 SF
Lot
0.32 ac (13,755 SF)
Zoning code
WCR1*
APN
8468-003-037
UPID
US10-0369431
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
-
JV Realty and Home Loans Real Estate Agency
-
TEQUILA SACRILEGIO Photography Service (Bike/Boat/Book/etc) Store
-
United Imports Inc Importer
-
CRISPIN TORRES LLAMAS, JV REALTY CONSULTING GROUP Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$795k
Owner & transaction history
Jade Family Living Trust · 8 yrs held
Jade Family Living Trust
since 2017
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,235,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$795k
Range $716k – $875k · ±10%
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
$199 / 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
$8,218
Tax year 2024
Assessed value
$557,549
Assessed 2024
Previous assessed
$557,549
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$376,348
Assessed improvement
$181,201
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,000 SF
Lot
0.32 ac (13,755 SF)
Zoning code
WCR1*
APN
8468-003-037
UPID
US10-0369431
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL)
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
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Jade Family Living Trust
Trust
Mailing address
2222 W GARVEY AVE S, WEST COVINA, CA 91790-2515
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2017
—
Jade Family Living Trust
Jade Family Living Trust
Quit Claim Deed
related
$375,000 · Athas Cap
Apr 6, 2016
—
Silverado Property Group LLC
Silverado Investment Partners
Quit Claim Deed
related
—
Dec 30, 2015
$297,000
Silverado Investment Partners
Capital Cove Bancorp LLC
Quit Claim Deed
related
—
Sep 11, 2015
—
Jade Family Living Trust
Jade Family Living Trust
Quit Claim Deed
related
—
Feb 18, 2015
—
Jade Family Living Trust
Leyva J & M Living Trust
Quit Claim Deed
related
—
Oct 18, 2011
$38,500
Capital Cove Bancorp LLC
Mario Moreno
Grant Deed
—
May 4, 2007
—
Moreno,mario & Emilia
Annabelle Deguia
Grant Deed
—
Apr 21, 2006
$400,000
Moreno,mario & Emilia
Cesar Haro
Grant Deed
—
Nov 8, 2005
$180,000
Haro,cesar & Theresa
Pomona College
Grant Deed
—
Jul 12, 2005
—
Leyva Juan & Macrina Trust
Leyva,juan R & Macrina
Quit Claim Deed
related
—
Jan 15, 2004
$400,000
Juan R Leyva
Mcalpin,carmina
Grant Deed
—
Jun 4, 2003
—
Mcalpin,tr
Mcalpin,tr
Quit Claim Deed
related
—
Mar 2, 1998
$124,276
Mcalpin Trust
Mcalpin,william B & Mark L
Trustees Deed
related
—
Mar 15, 1989
$236,000
William B Mcalpin
Unknown
Grant Deed
—
—
—
Capital Cove Bancorp LLC
—
Deed Of Trust
related
$208,000 · Capital Cove Reo Opportunities
—
—
Leyva Juan & M Living Trust
—
Deed Of Trust
related
$330,000 · Rama Fund LLC
—
—
Leyva Juan & M Living Trust
—
Deed Of Trust
related
$250,000 · Crawford Park Financial INC
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?”
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