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Property profile & analytics
OFF-MARKET
Estimated value
$7,285,000
Super regional malls
2700 Workman Ave, West Covina, CA 91791-6625
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6978752
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1978
Construction
TILT-UP CONCRETE
Total area
24,836 SF
Lot
0.72 ac (31,518 SF)
Zoning code
WCCR*
APN
8451-012-027
UPID
US09-6978752
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
-
West Covina Dental Group and Orthodontics Dental Office
-
Dr. Karim Zaklama Dental Office
-
Claudia Camacho Dental Office
-
Pedram Marhabi Dental Office
-
Dr. Clarissa Burquez Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.29M
Owner & transaction history
Homegoods LLC · 1 yrs held
Homegoods LLC
since 2025
7 recorded transactions
Zoning & alternative use
WCCR* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$293 / 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
$106,266
Tax year 2024
Assessed value
$8,396,450
Assessed 2024
Previous assessed
$8,396,450
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,955,949
Assessed improvement
$6,440,501
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
24,836 SF
Lot
0.72 ac (31,518 SF)
Zoning code
WCCR*
APN
8451-012-027
UPID
US09-6978752
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCR* · West Covina, CA
Zoning WCCR* · permitted uses
WCCR* · 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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
Homegoods LLC
Entity
Free & Clear · 1 yrs held
Mailing address
13450 MAXELLA AVE STE #240, MARINA DEL REY, CA 90292-8806
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Mar 20, 2025
—
Homegoods LLC
Gref Gg Eastland Center LP
Deed
—
Dec 11, 2019
$184,750,000
Gref Gg Eastland Center LP
Bre Ddr Br Eastland Ca LLC
Trustees Deed
$90,000,000 · Miscellaneous Ins Co
Nov 14, 2014
$69,900,000
Bre Ddr Br Eastland Ca LLC
Cole Mt West Covina Ca LP
Grant Deed
$90,000,000 · Miscellaneous Ins Co
Dec 14, 1999
—
Eastland Shopping Center LLC
—
Deed Of Trust
related
$215,780,000 · Ubs Principal Finance LLC
Nov 12, 1997
—
Eastland Shopping Center LLC
—
Deed Of Trust
related
—
Oct 31, 1996
—
Centermark Properties INC
—
Grant Deed
related
$6,890,000 · Fleet National Bank
—
—
Cole Mt West Covina Ca LP
—
Deed Of Trust
related
$90,000,000 · Axa Equitable Life Ins Co
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.
Try Rey
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