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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Office buildings
3104 Garvey S Ave, West Covina, CA 91791-2363
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-6926897
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Construction
WOOD
Total area
6,948 SF
Lot
0.33 ac (14,278 SF)
Zoning code
WCC1*
APN
8480-002-046
UPID
US09-6926897
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
-
Jie Ci Ding Law Offices Law Firm
-
Forest Garage Doos General Contractor
-
Shanti Healing Alternative Medicine Practice Spa & Massage Center
-
Star Protective Security Services Security Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$1.30M
Owner & transaction history
Pacific North West Inv Group L · 8 yrs held
Pacific North West Inv Group L
since 2017
7 recorded transactions
Zoning & alternative use
WCC1* · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,145,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±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
$186 / 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
$15,000
Tax year 2024
Assessed value
$1,045,579
Assessed 2024
Previous assessed
$1,045,579
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$540,818
Assessed improvement
$504,761
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,948 SF
Lot
0.33 ac (14,278 SF)
Zoning code
WCC1*
APN
8480-002-046
UPID
US09-6926897
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCC1* · West Covina, CA
Zoning WCC1* · permitted uses
WCC1* · 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
COMMERCIAL (GENERAL)
Est. value
$2.1M
COMMERCIAL (GENERAL)
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
1963
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Pacific North West Inv Group L
Entity
Mailing address
3104 E GARVEY AVE S STE C, WEST COVINA, CA 91791-2363
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Sep 21, 2017
—
Pacific North West Inv Group L
Kan,henry
Quit Claim Deed
—
Sep 30, 2013
$870,008
Henry Kan
Jjs Management
Grant Deed
$783,000 · Community Bank
Jul 17, 2003
—
Jjs Management
Spj Properties LLC
Grant Deed
$610,000 · Foothill Independent Bank
Dec 22, 1998
$400,000
Spj Properties LLC
Stetson Trust
Grant Deed
$360,000 · Seller
Feb 15, 1995
—
Stetson,thomas M & Katherine Co-
Stetson,t M & K
Quit Claim Deed
related
—
—
—
Jjs Management
—
Deed Of Trust
related
$213,500 · Foothill Independent Bank
—
—
Jjs Management
—
Deed Of Trust
related
$423,000 · Foothill Independent Bank
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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