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Property profile & analytics
OFF-MARKET
Estimated value
$3,095,000
Super regional malls
2970 Workman Ave, West Covina, CA 91791-1610
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0369384
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1998
Construction
WOOD
Total area
9,791 SF
Lot
0.3 ac (13,000 SF)
Zoning code
WCCR*
APN
8451-012-044
UPID
US10-0369384
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
-
BevMo! Specialty Food Shop Wine and Liquor Store
-
Ivan L. Breed M.D. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.10M
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,420,000
6.5%
$4,080,000
7%
$3,790,000
Blend value · Realmo final
$3.10M
Range $2.79M – $3.40M · ±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
$316 / 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
$45,347
Tax year 2024
Assessed value
$3,643,247
Assessed 2024
Previous assessed
$3,643,247
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$770,593
Assessed improvement
$2,872,654
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
1998
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
9,791 SF
Lot
0.3 ac (13,000 SF)
Zoning code
WCCR*
APN
8451-012-044
UPID
US10-0369384
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
1998
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.3 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
May 17, 2012
$143,433,000
Cole Mt West Covina Ca LP
Eastland Shopping Center LLC
Grant Deed
—
Dec 14, 1999
—
Eastland Shopping Center LLC
—
Deed Of Trust
related
$215,780,000 · Ubs Principal Finance LLC
Jul 15, 1998
$30,000
Eastland Shopping Center LLC
—
Grant Deed
related
—
—
—
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.
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