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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    301 Glendora Ave West Covina, CA 91790

    • Investment properties
    • 546,676 SF
    • 6.38 lot acres
    For Lease
    View listing
    $25 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-8370675
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Rose Esthetics / Spa & Massage Center / Skin Care Clinic
    • Gowelp / Marketing & Advertising / IT Consulting Firm
    • Inovate LA Cutz / Barber Shop
    • Rubios Beauty Bar / Spa & Massage Center / Skin Care Clinic
    • The Colony at the Lakes Apartments / Apartment Building / Apartment Rental Agency

    Property Details for 301 Glendora Ave

    Year built
    2016
    Construction
    WOOD
    Lot size
    6.38 lot acres
    Property size
    546,676 SF
    Zone code
    WCCR*
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    8474-010-016
    APU
    8474010016

    Description

    This exceptional Class A retail center, built in 2015, offers 546,676 square feet on a 6.38-acre lot in West Covina's thriving downtown. The single, four-story building boasts 844 parking spaces and is strategically located off the 10 freeway, providing easy access and high visibility. Currently, two retail spaces are available, ranging from 1,802 to 2,318 square feet, perfect for restaurants, dessert shops, salons, or convenience stores. The property benefits from strong neighboring tenants, including Paris Baguette, Mochi Nut, Phenix Salon, Edwards Cinemas, Gen Korean BBQ, Bob Furniture, and Portos, as well as proximity to the West Covina Mall. This first-generation space is situated within a dynamic area experiencing significant city-funded improvements. The location is further enhanced by its proximity to a 450-unit apartment complex with approximately 95% occupancy, ensuring a robust customer base. Attractive tenant improvement allowances and concessions are available to qualified tenants. The property is zoned WCCR (West Covina Commercial Retail). The APN is 8474-010-016. This presents a unique opportunity to establish a thriving business in a high-growth area with substantial support from the landlord.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $94,930,000
      Market price range: $28.4M - $94.9M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $168,910,000
      Current use
      OFFICE BUILDING
      $190,765,000
      Change: +13% Conversion: Easy
      RETAIL STORES
      $188,960,000
      Change: +12% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    West Covina
    County
    Los Angeles
    State
    California
    Longitude
    -117.925
    Latitude
    34.0692
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $2,266,130
    $44,292,667
    $144,647,045
    $188,939,712
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $510,000
      3,257 SF

      1733 San Bernardino Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 3,257 SF
      1733 San Bernardino Rd, West Covina, CA 91790-1021
      View Details
    • Value Estimation
      $5,975,000
      29,092 SF

      1705 Garvey N Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 29,092 SF
      1705 Garvey N Ave, West Covina, CA 91790-2005
      View Details
    • Value Estimation
      $950,000
      7,195 SF

      811 Glendora Ave

      STORE/OFFICE (MIXED USE) • 7,195 SF
      811 Glendora Ave, West Covina, CA 91790-4202
      View Details
    • Value Estimation
      $1,570,000
      9,047 SF

      550 Glendora Ave

      STORE/OFFICE (MIXED USE) • 9,047 SF
      550 Glendora Ave, West Covina, CA 91790-3079
      View Details
    • Value Estimation
      $1,415,000
      9,115 SF

      116 Vincent Ave

      STORE/OFFICE (MIXED USE) • 9,115 SF
      116 Vincent Ave, West Covina, CA 91790-2205
      View Details
    • Value Estimation
      $1,455,000
      10,628 SF

      837 Christopher St

      STORE/OFFICE (MIXED USE) • 10,628 SF
      837 Christopher St, West Covina, CA 91790-3761
      View Details

    Similar Nearby for Sale

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      West Covina Development Opportunity

      Expansive land parcel in West Covina, ideal for development.
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      Land Available for Sale

      Land available for sale at $159,000.
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      West Covina Office Building

      Office building near 10 Fwy with 16 rooms.
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    • $773,990

      West Covina Single-Family Home

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    Similar Nearby for Lease

    • $27 SF/Yr
      33,330 SF

      West Covina Office Building For Lease

      Prime Medical/Office Space Available in West Covina
      935 Sunset Ave, West Covina, CA 91790
      View Details
    • $46 SF/Yr
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      West Covina Executive Office Suites

      Class A Office Space, Flexible Options
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      View Details
    • Contact for pricing
      8,712 SF

      West Covina Parkway Plaza Retail Space

      Prime West Covina retail, 8,712 sq ft.
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      View Details
    • Contact for pricing
      3,446 SF

      West Covina Office Space Available

      Second floor office space available for rent in West Covina.
      1515 W Cameron Ave, West Covina, CA 91790
      View Details
    • $1,100 /Mo
      600 SF

      Retail Space in West Covina

      Retail space available for lease in West Covina, CA.
      703 S Glendora Ave, West Covina, CA 91790
      View Details
    • $350 /Mo
      400 SF

      West Covina Warehouse Space

      Ground floor storage/warehouse space available for lease.
      703 S Glendora C1, West Covina, CA 91790
      View Details
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    301 Glendora Ave
    West Covina, CA 91790
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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