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Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Office buildings
2640 Garvey S Ave, West Covina, CA 91791-2156
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6926898
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
WOOD
Total area
10,712 SF
Lot
0.46 ac (20,008 SF)
Zoning code
WCOS*
APN
8480-016-014
UPID
US09-6926898
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
-
Aesthetic Dental Group Dental Office
-
The Conquest Collective Association Or Organization
-
Assist-2-Sell, Buyers & Sellers Realty Group Real Estate Agency
-
ForBusinessInsurance.com Insurance Agency
-
Dow Management Recycling Center Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$2.26M
Owner & transaction history
Wlm-garvey Ave LLC · 6 yrs held
Wlm-garvey Ave LLC
since 2019
7 recorded transactions
Zoning & alternative use
WCOS* · 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
OFFICE BUILDING
$3,740,000
Current use
RETAIL STORES
$3,705,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,310,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±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
$211 / 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
$36,528
Tax year 2024
Assessed value
$2,787,722
Assessed 2024
Previous assessed
$2,787,722
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,501,081
Assessed improvement
$1,286,641
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,712 SF
Lot
0.46 ac (20,008 SF)
Zoning code
WCOS*
APN
8480-016-014
UPID
US09-6926898
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCOS* · West Covina, CA
Zoning WCOS* · permitted uses
WCOS* · 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
$3.7M
RETAIL STORES
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING Current
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Wlm-garvey Ave LLC
Entity
Free & Clear · 6 yrs held
Mailing address
370 E ROWLAND ST, COVINA, CA 91723-3154
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2019
$2,600,000
Wlm-garvey Ave LLC
Jacinto Family Trust
Grant Deed
—
Mar 28, 2019
—
Antonio E Martins
Jacinto,lenia S
Affidavit Of Death
related
—
Oct 3, 2005
$2,200,000
Jacinto Family Trust
Mf Investments
Grant Deed
—
Dec 15, 1999
$1,115,000
M F Investments
Ohanns INC
Grant Deed
$787,500 · Foothill Independent Bank
Aug 26, 1998
$243,500
Ohanns INC
Mooradian,harry H & Lawana F
Grant Deed
related
—
Feb 1, 1994
$111,500
Harry H Mooradian
Mazmanian,jack O
Grant Deed
—
—
—
Harry H Mooradian
—
Deed Of Trust
related
$500,000 · Upland Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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