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Property profile & analytics
OFF-MARKET
Estimated value
$3,490,000
Warehouses
3106 Garvey S Ave West Covina, CA 91791-2344
Entity Owned
~
Est. High Equity
Property ID
US10-0372016
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Construction
TILT-UP CONCRETE
Total area
12,160 SF
Lot
0.57 ac (24,916 SF)
Zoning code
WCCS*
APN
8480-002-047
UPID
US10-0372016
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
-
Oeyama-Moto Cancer Research Foundation Medical Clinic Hospital
-
Allesgen Alternative Treatment Physician
-
Master Supply (Bike/Boat/Book/etc) Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.82M
Comparable Approach
Comparable
$3.49M
Blend (final)
Blend
$3.49M
Owner & transaction history
Saddle Hills INC
Saddle Hills INC
since 2026
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.6M
+20.4%
Medical building
$5.5M
+18.3%
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%
$3,055,000
6.5%
$2,820,000
7%
$2,620,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,670,000
Current use
AUTO REPAIR, GARAGE
$5,625,000
Change: +20% · Conversion: Easy
MEDICAL BUILDING
$5,530,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$4,245,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$4,205,000
Change: -10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,755,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.84M · ±10% · vs last sale $4.55M (Feb 10 2026)
Last sale anchor
$4.55M
Feb 10 2026
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
$287 / 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
$26,139
Tax year 2024
Assessed value
$1,931,643
Assessed 2024
Previous assessed
$1,931,643
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,207,278
Assessed improvement
$724,365
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
Similar Nearby for Lease
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
12,160 SF
Lot
0.57 ac (24,916 SF)
Zoning code
WCCS*
APN
8480-002-047
UPID
US10-0372016
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCS* · West Covina, CA
Zoning WCCS* · permitted uses
WCCS* · 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
WAREHOUSE, STORAGE Current
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$5.5M
OFFICE BUILDING
Est. value
$4.2M
RETAIL STORES
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.8M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Saddle Hills INC
Entity
Mailing address
3106 E GARVEY AVE S, WEST COVINA, CA 91791-2344
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2026
$4,550,000
Saddle Hills INC
Fu Chuan Li LLC
Grant Deed
$3,500,000 · Fu Chuan Li LLC
May 17, 2013
$1,600,000
Fu Chuan Li LLC
Jjs Management
Grant Deed
$700,000 · Jjs Management
Mar 28, 2003
—
Jjs Management
Jjs Management
Quit Claim Deed
related
—
Mar 13, 1997
$735,000
Jjs Management
Courtney Trust
Grant Deed
$630,000 · Seller
Aug 24, 1995
—
Courtney,roy E & Sarah M Trustee
Banl,na Pagaaral
Grant Deed
related
—
Nov 19, 1990
$75,500
Banal NA Pagaara
Dulos Manny
Grant Deed
related
—
Nov 15, 1988
$1,100,000
Towanit Pol
Cour
Grant Deed
$1,000,000 · Courtney Roy E&s
—
—
Jjs Management
—
Deed Of Trust
related
$100,000 · Steimle Trust
—
—
Jjs Management
—
Deed Of Trust
related
$900,000 · Pff Bank & Trust
—
—
Jjs Management
—
Deed Of Trust
related
$620,000 · 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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