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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Super regional malls
2548 Azusa Ave West Covina, CA 91792-1642
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0267038
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1980
Construction
WOOD
Total area
2,804 SF
Lot
0.33 ac (14,268 SF)
Zoning code
WCPCD1*
APN
8730-004-028
UPID
US10-0267038
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
-
Jack in the Box Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
Carnation19 LP · 7 yrs held
Carnation19 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%
$1,265,000
6.5%
$1,170,000
7%
$1,085,000
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±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
$412 / 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
$20,806
Tax year 2024
Assessed value
$1,303,484
Assessed 2024
Previous assessed
$1,303,484
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$622,773
Assessed improvement
$680,711
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,804 SF
Lot
0.33 ac (14,268 SF)
Zoning code
WCPCD1*
APN
8730-004-028
UPID
US10-0267038
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.
Building & site characteristics
From public records
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Carnation19 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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2019
—
Double G Partners
—
Deed
related
—
Apr 26, 2019
—
Carnation19 LP
Noble Investments LLC
Quit Claim Deed
—
Dec 5, 2016
—
Noble Investments LLC
—
Deed
related
$160,000,000 · Wells Fargo Bank NA
Dec 17, 2002
—
Noble Investments LLC
—
Deed Of Trust
related
$5,000,000 · Farmers & Merchants Bk Lng Bch
Dec 26, 2001
—
Noble Investments LLC
Inez Eichenbaum Foundation
Grant Deed
$3,150,000 · Farmers & Merchants Bk Lng Bch
—
—
M & A Gabaee LP
—
Deed Of Trust
related
$11,460,000 · Farmers & Merchants Bk/lng Bch
—
—
Double G Partners
—
Deed Of Trust
related
—
—
—
Noble Investments LLC
—
Deed Of Trust
related
$8,450,000 · Lehman Brothers Bank Fsb
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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