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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Retail space
2500 Azusa Ave West Covina, CA 91792-1614
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6420109
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Construction
WOOD
Total area
7,149 SF
Lot
0.45 ac (19,587 SF)
Zoning code
WCPCD1*
APN
8730-004-026
UPID
US09-6420109
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
-
WaBa Grill Restaurant
-
Yogurtland Azusa Amar Cafe & Coffee Shop Take-out & Catering
-
T-Mobile Mobile Phone Store Electronics & Wireless Store
-
Amazon Hub Locker - Jarana Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.40M
Owner & transaction history
Magnolia19 LP · 7 yrs held
Magnolia19 LP
since 2019
7 recorded transactions
Zoning & alternative use
WCPCD1* · 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)
$2,210,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±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
$196 / 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
$18,218
Tax year 2024
Assessed value
$1,328,002
Assessed 2024
Previous assessed
$1,328,002
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$724,365
Assessed improvement
$603,637
Applied tax rate
12.0000
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
1995
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
7,149 SF
Lot
0.45 ac (19,587 SF)
Zoning code
WCPCD1*
APN
8730-004-026
UPID
US09-6420109
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCPCD1* · West Covina, CA
Zoning WCPCD1* · permitted uses
WCPCD1* · 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
$2.2M
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
1995
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Magnolia19 LP
Entity
Mailing address
9034 W SUNSET BLVD, WEST HOLLYWOOD, CA 90069-1819
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2019
—
Magnolia19 LP
M & A Gabaee LP
Quit Claim Deed
$214,785,000 · Argentic R/e Fin LLC
Dec 5, 2016
—
M & A Gabaee
—
Deed
related
$160,000,000 · Wells Fargo Bank NA
Feb 27, 2014
—
M LP
Melody Investments LP
Quit Claim Deed
—
Oct 2, 2012
$1,102,000
Melody Investments LP
Lenders T D Service INC
Trustees Deed
related
—
Jun 11, 2010
—
Howard S Levy
Levy,deborah A
Quit Claim Deed
related
$450,000 · S Herbert Perlmutter
Jan 12, 2006
—
Howard S Levy
Levy Bella S 2003 Trust
Quit Claim Deed
related
—
Feb 19, 2003
—
Levy,tr
Levy,b
Quit Claim Deed
related
—
Jun 23, 1997
$1,425,000
Levy Trust
Rich Dev Co
Grant Deed
—
Sep 19, 1995
$630,000
Rich Development Co
Joseph K & Inez Eichenbaum Fou
Grant Deed
$1,000,000 · Bank Of America
Jul 3, 1995
—
Rich Development Co
—
Deed Of Trust
related
$13,466,250 · Bank Of America
Feb 9, 1995
—
Eichenbaum Joseph K
—
Deed Of Trust
related
—
Aug 31, 1994
$290,000
Rich Development Co
James Trust
Grant Deed
—
—
—
Rich Development Co
—
Deed Of Trust
related
$1,000,000 · Foothill Independent Bank
—
—
M & A Gabaee LP
—
Deed Of Trust
related
$11,460,000 · Farmers & Merchants Bk/lng Bch
—
—
Howard S Levy
—
Deed Of Trust
related
$250,000 · Bruce H Newman
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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