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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Office buildings
260 Glendora Ave, West Covina, CA 91790-3041
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6926783
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
TILT-UP CONCRETE
Total area
5,634 SF
Lot
0.12 ac (5,347 SF)
Zoning code
WCCS*
APN
8476-011-040
UPID
US09-6926783
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
-
Smiles West Dental Office
-
La Puente Village Dentistry Dental Office
-
Shiny Medical Resources Health
-
KT Nails & Spa Hair Salon Nail Salon
-
New Beginning Community Ministry Church Mosque
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.37M
Owner & transaction history
Glendora Enterprise Holdings LLC
Glendora Enterprise Holdings LLC
since 2026
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.2M
+10.1%
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
OFFICE BUILDING
$1,965,000
Current use
WAREHOUSE, STORAGE
$2,165,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,945,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,740,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10% · vs last sale $1.00M (Jul 22 2025)
Last sale anchor
$1.00M
Jul 22 2025
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
$242 / 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
$25,163
Tax year 2024
Assessed value
$2,001,368
Assessed 2024
Previous assessed
$2,001,368
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$738,208
Assessed improvement
$1,263,160
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
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,634 SF
Lot
0.12 ac (5,347 SF)
Zoning code
WCCS*
APN
8476-011-040
UPID
US09-6926783
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
OFFICE BUILDING Current
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$2.2M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Glendora Enterprise Holdings LLC
Entity
Mailing address
385 S LEMON AVEE166, WALNUT, CA 91789-2727
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2026
—
Glendora Enterprise Holdings LLC
Ktech Investment Group INC
Deed
related
—
Oct 22, 2025
$1,000,000
Glendora Enterprise Holdings LLC
Ktech Investment Group INC
Grant Deed
—
Dec 6, 2023
—
Ktech Investment Group INC
—
Deed
related
$1,000,000 · Allstar Capital Group INC
Aug 22, 2018
$1,830,000
Ktech Investment Group INC
Tl & T Corp
Grant Deed
$600,000 · Tl&t Corp
Jan 22, 2018
$1,400,000
Tl&t Corp
Jm Creative Investment LLC
Grant Deed
$600,000 · Provident Savings Bank
Mar 22, 2017
—
Jm Creative Investments LLC
—
Deed
related
$665,000 · United Pacific Bank
Dec 19, 2016
$1,015,000
Jm Creative Investment LLC
Sandlor Properties INC
Grant Deed
$665,000 · United Pacific Bank
Apr 16, 2010
$915,000
Sandlor Properties LLC
Felix M L Living Trust
Grant Deed
$777,750 · Bank Of America
Apr 12, 2005
—
Felix Mary L Trust
Felix,mary L
Quit Claim Deed
related
—
Sep 28, 2004
—
Barbari Family Trust
Barbari,richard
Quit Claim Deed
related
—
Jun 9, 2004
—
Felix,tr
Feliz,mary L
Quit Claim Deed
related
—
Dec 23, 1993
—
Barbari,richard Trustee
Barbari,r Truste
Quit Claim Deed
related
—
—
—
Mary L Felix
—
Deed Of Trust
related
$250,000 · First Federal S & L San Gabrie
—
—
Fred A Felix
—
Deed Of Trust
related
$200,000 · United Mercantile Bank & Trust
—
—
Barbari Trust
—
Deed Of Trust
related
$220,000 · Al Sal Oil Co Psp
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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