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Property profile & analytics
OFF-MARKET
Commercial land
3114 Garvey S Ave, West Covina, CA 91791-2344
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7870099
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.37 ac (16,002 SF)
Zoning code
WCC1*
APN
8480-002-049
UPID
US09-7870099
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Altop Investment LLC · 1 yrs held
Altop Investment LLC
since 2024
Last sale
$320,000
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,311
Tax year 2024
Assessed value
$247,442
Assessed 2024
Previous assessed
$247,442
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$247,442
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.37 ac (16,002 SF)
Zoning code
WCC1*
APN
8480-002-049
UPID
US09-7870099
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.
Building & site characteristics
From public records
Heating
NONE
Lot
0.37 ac
Current owner
From public records · entity-resolved
Altop Investment LLC
Entity
Free & Clear · 1 yrs held
Mailing address
27482 PASEO BOVEDA, SAN JUAN CAPISTRANO, CA 92675-1890
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2024
$320,000
Altop Investment LLC
Jerrold Pellizzon
Grant Deed
—
Feb 2, 2022
—
Jerrold Pellizzon
T Mobile West Tower LLC
Quit Claim Deed
related
—
Aug 25, 2021
$390,000
Iwg Tla Telecom 2 LLC
Jerrold Pellizon
Assignment Of Lease (leasehold Sale)
—
Nov 25, 2014
—
Pellizzon,norman & E Trust
Pellizzon N & E Trust
Quit Claim Deed
related
—
Feb 16, 1999
—
Pellizzon,norman & Eugenia Co-tr
Brutoco Dev,
Quit Claim Deed
related
—
May 22, 1995
$300,000
Brutoco Development Co
Banal NA Pag-aaral INC
Trustees Deed
—
May 18, 1995
$696,278
Brutoco Development Co
Banal NA Pag-aaral INC
Trustees Deed
—
Nov 19, 1990
$75,000
Banal NA Pagaara
Dulos Manny
Grant Deed
related
—
Nov 9, 1989
$431,500
Towanit Ubol
Pellizzon Norman
Grant Deed
$330,000 · Pellizzon Norman
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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