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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Office buildings
2707 Vly Blvd Ste 100, West Covina, CA 91792-3196
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8515957
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2008
Construction
WOOD
Total area
1,140 SF
Lot
3.42 ac (148,947 SF)
Zoning code
WCC3
APN
8725-017-022
UPID
US09-8515957
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$463k
Blend (final)
Blend
$640k
Owner & transaction history
Octagon Healthcare INC · 5 yrs held
Octagon Healthcare INC
since 2021
Last sale
$650,006
3 recorded transactions
Zoning & alternative use
WCC3 · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$695,000
+74.4%
Auto repair, garage
$525,000
+32.6%
Medical building
$520,000
+30.3%
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
$670,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$435,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$400,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$525,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$520,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$440,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$395,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $650k (Jun 24 2021)
Last sale anchor
$650k
Jun 24 2021
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
$561 / 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
$8,729
Tax year 2024
Assessed value
$689,784
Assessed 2024
Previous assessed
$689,784
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$344,892
Assessed improvement
$344,892
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
NONE
Total area
1,140 SF
Lot
3.42 ac (148,947 SF)
Zoning code
WCC3
APN
8725-017-022
UPID
US09-8515957
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCC3 · West Covina, CA
Zoning WCC3 · permitted uses
WCC3 · 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
$400,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$525,000
MEDICAL BUILDING
Est. value
$520,000
WAREHOUSE, STORAGE
Est. value
$440,000
RETAIL STORES
Est. value
$395,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
2008
Construction
WOOD
Heating
NONE
Lot
3.42 ac
Current owner
From public records · entity-resolved
Octagon Healthcare INC
Entity
Mailing address
2707 E VLY BLVD STE #100, WEST COVINA, CA 91792-3196
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2021
$650,000
Octagon Healthcare INC
Tse Realty & Management INC
Grant Deed
$1,402,000 · Mission Valley Bank
Jun 1, 2017
$600,100
Tse Realty & Management INC
Lam,walter
Grant Deed
—
Jun 1, 2017
—
Walter Lam
Lam Family Trust
Quit Claim Deed
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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