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Property profile & analytics
OFF-MARKET
Estimated value
$6,610,000
Retail space
2646 Garvey S Ave West Covina, CA 91791-2113
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0359096
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Construction
TILT-UP CONCRETE
Total area
31,464 SF
Lot
3.53 ac (153,583 SF)
Zoning code
WCC2YY
APN
8480-016-033
UPID
US10-0359096
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
-
Wescom Credit Union Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.61M
Owner & transaction history
Duane Reed · 18 yrs held
Duane Reed
since 2007
7 recorded transactions
Zoning & alternative use
WCC2YY · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.0M
+1.0%
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
RETAIL STORES
$10,875,000
Current use
OFFICE BUILDING
$10,980,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,720,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$6.61M
Range $5.95M – $7.27M · ±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
$210 / 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
$123,369
Tax year 2024
Assessed value
$8,620,572
Assessed 2024
Previous assessed
$8,620,572
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$6,305,162
Assessed improvement
$2,315,410
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
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
1
Total area
31,464 SF
Lot
3.53 ac (153,583 SF)
Zoning code
WCC2YY
APN
8480-016-033
UPID
US10-0359096
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCC2YY · West Covina, CA
Zoning WCC2YY · permitted uses
WCC2YY · 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
$10.9M
OFFICE BUILDING
Est. value
$11.0M
COMMERCIAL (GENERAL)
Est. value
$9.7M
RETAIL STORES Current
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
5
Lot
3.53 ac
Current owner
From public records · entity-resolved
Duane Reed
Individual
Mailing address
370 E ROWLAND ST, COVINA, CA 91723-3154
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2020
—
Wlm Ccc LLC
—
Deed
related
$19,000,000 · Citizens Business Bank
Mar 27, 2013
—
Wlm-ccc LLC
—
Deed Of Trust
related
$11,500,000 · American Security Bank
Jan 30, 2012
—
Wlm-ccc LLC
—
Deed Of Trust
related
$10,000,000 · American Security Bank
Aug 13, 2007
—
Duane Reed
Reed,norma
Quit Claim Deed
related
—
Aug 13, 2007
$1,167,000
Wlm-17 5 LLC
Cccr LLC
Grant Deed
—
Aug 13, 2007
$92,500
Wlm-25 LLC
Mcintyre-reenders LLC
Grant Deed
—
Aug 13, 2007
$4,600,000
Wlm Country Club LLC
Reed,duane
Grant Deed
$8,800,000 · American Security Bank
Sep 7, 2005
—
Duane W Reed
Wilson Family Trust
Quit Claim Deed
related
—
Jul 5, 2005
—
Duane W Reed
Wilson Family Trust
Quit Claim Deed
related
—
Jun 13, 2005
—
Mcintyre-reenders LLC
Wilson Family Trust
Grant Deed
related
—
May 17, 2005
—
Wilson Family Trust
Wilson,clifford R & R E
Affidavit Of Death
related
—
Jan 12, 2005
$1,775,000
Wlm-ccc LLC
Neuwirth E F Trust
Grant Deed
—
—
—
Wlm-country Club LLC
—
Deed Of Trust
related
$2,600,000 · American Security Bank
—
—
Wlm-country Club LLC
—
Loan Modification
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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