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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
250 Glendora Ave, West Covina, CA 91790-3039
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-0373503
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Construction
TILT-UP CONCRETE
Total area
1,800 SF
Lot
0.07 ac (2,872 SF)
Zoning code
WCCS*
APN
8476-011-041
UPID
US10-0373503
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
-
Lymphatic Drainage Massage BBL & LIPO Center: Beauty By Ellie Lymph Drainage Therapist
-
Home Savings of America Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$343k
Blend (final)
Blend
$510k
Owner & transaction history
Novakey Properties LLC
Novakey Properties LLC
since 2026
Last sale
$530,000
6 recorded transactions
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+33.8%
Medical building
$820,000
+31.5%
Warehouse, storage
$690,000
+11.2%
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
$490,000
ML approach
$490,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
RETAIL STORES
$620,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$820,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$690,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$630,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$555,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $530k (Apr 11 2022)
Last sale anchor
$530k
Apr 11 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
$283 / 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
$7,072
Tax year 2024
Assessed value
$551,412
Assessed 2024
Previous assessed
$551,412
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$426,564
Assessed improvement
$124,848
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,800 SF
Lot
0.07 ac (2,872 SF)
Zoning code
WCCS*
APN
8476-011-041
UPID
US10-0373503
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCS* · West Covina, CA
Zoning WCCS* · permitted uses
WCCS* · 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
RETAIL STORES Current
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$835,000
MEDICAL BUILDING
Est. value
$820,000
WAREHOUSE, STORAGE
Est. value
$690,000
OFFICE BUILDING
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$555,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Novakey Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
16085 MT HICKS ST, FOUNTAIN VALLEY, CA 92708-1722
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 26, 2026
$630,000
Novakey Properties LLC
The Nguyen Le Family Trust
Grant Deed
—
Apr 11, 2022
—
David N Le
David Nam Le
Intrafamily Transfer
related
—
Nov 10, 2021
$530,000
David Narn La
Larry Lucas
Grant Deed
—
Mar 3, 2017
—
Lucas,krista M Trust
Lucas Amelia M Trust
Quit Claim Deed
—
Nov 4, 2011
—
Lucas Amelia M Trust
Carlton Carol A Trust
Grant Deed
related
—
Oct 8, 2004
—
Carleton C A Trust Agreement
Carleton,carol A
Quit Claim 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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