Entity Owned 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
Current use
Occupant on record · Public records
-
Physician
-
Gym & Fitness Center
-
Pharmacy
-
Family Planning Center Internist
-
Physician
Location
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
since 2018
7 recorded transactions
Zoning & alternative use
WCC5* · West Covina, CA
Top alternative use upside
Restaurant
$45.8M
+7.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$30.04M
Value range
$27.03M – $33.04M
±10% around blend
Estimated value / SF
$427 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$27.03M
blend $30.04M
$33.04M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
70,391 SF
Lot area
16.9 ac
Year built
2011
Stories
1
APN
8455-001-023
Zoning
WCC5*
Assessed value
$41,412,806
Annual tax
$602,991
3
Income approach: direct capitalization
Partial preview
Income approach indication
$29.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$31.78M
@ 6.5% CAP return
$29.33M
@ 7% CAP return
$27.24M
4
Sales comparison
Partial preview
Sales approach indication
$20.06M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
28.2 mi away · 71,320 SF
38.1 mi away · 61,883 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$30.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 462 sales
$609
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $427/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+7%
vs current-use indication
Neighborhood: Shopping Center · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$41.41M
Move the market yield to see immediate price impact.
Value / SF
$588
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.61M
$52.18M
$37.27M
$28.99M
$2.90M
$57.98M
$41.41M
$32.21M
$3.19M
$63.78M
$45.55M
$35.43M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$20.80M
18.0 mi · Jan 2026 · $338/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, CAZoning WCC5* · permitted uses
WCC5* · West Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
WCC5*
Jurisdiction
West Covina, CA
Recorded code
WCC5*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for WCC5* in West Covina, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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