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Property profile & analytics
OFF-MARKET
Estimated value
$30,035,000
Community centers
301 Azusa Ave, West Covina, CA 91791-1346
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0381362
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2011
Total area
70,391 SF
Lot
16.9 ac (736,059 SF)
Zoning code
WCC5*
APN
8455-001-023
UPID
US10-0381362
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
-
Carelon Health Care Center Physician
-
Nifty After Fifty Gym & Fitness Center
-
SpotRx Pharmacy Pharmacy
-
Dr. Roberto Diaz Del Carpio Family Planning Center Internist
-
Wemimo Olagbaju Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$29.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.04M
Owner & transaction history
Azusa Rowland LLC · 7 yrs held
Azusa Rowland LLC
since 2018
7 recorded transactions
Zoning & alternative use
WCC5* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$45.8M
+7.0%
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%
$31,775,000
6.5%
$29,330,000
7%
$27,235,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$42,840,000
Current use
RESTAURANT
$45,840,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$30.04M
Range $27.03M – $33.04M · ±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
$427 / 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
$602,991
Tax year 2024
Assessed value
$41,412,806
Assessed 2024
Previous assessed
$41,412,806
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$12,913,706
Assessed improvement
$28,499,100
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2011
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
70,391 SF
Lot
16.9 ac (736,059 SF)
Zoning code
WCC5*
APN
8455-001-023
UPID
US10-0381362
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCC5* · West Covina, CA
Zoning WCC5* · permitted uses
WCC5* · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$42.8M
RESTAURANT
Est. value
$45.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
2011
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
16.9 ac
Current owner
From public records · entity-resolved
Azusa Rowland LLC
Entity
Mailing address
1932 E GARVEY AVE S, WEST COVINA, CA 91791-1910
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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 8, 2018
—
Azusa Rowland LLC
Hassen Real Estate Partnership
Grant Deed
$36,000,000 · Starwood Mortgage Capital LLC
Feb 14, 2018
—
Hassen Real Estate Ptshp
—
Deed
related
$41,000,000 · Csmc 2006-c5 N Azusa Ave LLC
Jan 24, 2018
$66,946,608
Deutsche Mellon Natl Asset Ll
Blg PC National|hassen Real Estate Ptshp
Trustees Deed
related
—
Jun 27, 1997
—
Real Estate Pa Hassen
—
Deed Of Trust
related
$47,638,083 · Lehman Brothers Holdings INC
—
—
Hassen Real Estate Ptshp
—
Deed Of Trust
related
$41,000,000 · Column Financial INC
—
—
Hassen Real Estate Partnership
—
Deed Of Trust
related
$26,500,000 · Column Financial INC
—
—
Hassen Real Estate Ptshp
—
Loan Modification
related
$41,000,000 · Csmc 2006-c5 N Azusa Ave LLC
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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