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Property profile & analytics
OFF-MARKET
Estimated value
$3,530,000
Office buildings
3218 Holt Ave, West Covina, CA 91791-2305
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0371993
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
10,844 SF
Lot
0.45 ac (19,422 SF)
Zoning code
WCC1YY
APN
8480-003-027
UPID
US10-0371993
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
-
American Liberty Mortgage Loan Service Bank
-
Finesse Personnel Associates Employment Agency
-
Ameritek USA Inc Advertising Agency Marketing & Advertising
-
Hidden Treez (Bike/Boat/Book/etc) Store
-
Enrique Villalobos & Associates Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.30M
CAP Approach
CAP
$3.81M
Comparable Approach
Comparable
$2.78M
Blend (final)
Blend
$3.53M
Owner & transaction history
Skye Rose Property Management LLC
Skye Rose Property Management LLC
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
WCC1YY · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+32.6%
Medical building
$4.9M
+30.3%
Warehouse, storage
$4.2M
+10.1%
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
$3,300,000
ML approach
$3,300,000
CAP Approach
CAP Return
Estimation
6%
$4,130,000
6.5%
$3,810,000
7%
$3,540,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,785,000
Current use
AUTO REPAIR, GARAGE
$5,015,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$4,930,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$4,165,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$3,750,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,350,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.53M
Range $3.18M – $3.88M · ±10% · vs last sale $3.99M (Dec 19 2025)
Last sale anchor
$3.99M
Dec 19 2025
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
$326 / 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
$28,661
Tax year 2024
Assessed value
$2,100,000
Assessed 2024
Previous assessed
$2,100,000
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$1,300,000
Assessed improvement
$800,000
Applied tax rate
10.0000
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,844 SF
Lot
0.45 ac (19,422 SF)
Zoning code
WCC1YY
APN
8480-003-027
UPID
US10-0371993
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCC1YY · West Covina, CA
Zoning WCC1YY · permitted uses
WCC1YY · 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
OFFICE BUILDING Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.9M
WAREHOUSE, STORAGE
Est. value
$4.2M
RETAIL STORES
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Skye Rose Property Management LLC
Entity
Mailing address
19702 E CAMERON AVE, COVINA, CA 91724-3933
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
$3,990,000
Skye Rose Property Management LLC
Holt Diamond Plaza LLC
Grant Deed
$1,995,000 · Bank Of America NA
Dec 19, 2025
—
Law Offices Of Michael Burgis P C
Skye Rose Property Management LLC
Deed
$1,637,000 · Business Finance Capital
Jul 31, 2025
—
Holt Diamond Plaza LLC
—
Deed
related
$500,000 · 88 Lending LLC
Dec 11, 2024
—
Holt Diamond Plaza LLC
—
Deed
related
$210,000 · American First National Bank
Sep 3, 2024
$3,300,000
Holt Diamond Plaza LLC
Arcade Investment LLC
Grant Deed
$2,310,000 · American First National Bank
Jul 25, 2023
$2,100,000
Arcade Investment LLC
Westfield Asset LLC
Grant Deed
$1,470,000 · American First National Bank
Jul 20, 2017
$1,850,000
Westfield Group LLC
Bridgestream Management LLC
Grant Deed
$1,000,000 · Cathay Bank
Feb 28, 2014
—
Bridgestream Management LLC
Greenfield Investments LLC
Grant Deed
$1,500,000 · Cervenka & Lukes Mtg
Sep 24, 2010
$1,923,500
Greenfield Investments LLC
Gao,yu H
Grant Deed
$300,000 · Yu H Gao
Mar 30, 2009
—
Yu H Gao
3218 Holt LLC
Grant Deed
—
Dec 28, 2005
—
3218 Holt LLC
Gao,lucy F
Grant Deed
—
Jul 27, 2005
—
Lucy F Gao
Warren,arthur A
Grant Deed
$1,000,000 · United Commercial Bank
—
—
Bridgestream Management LLC
—
Deed Of Trust
related
$250,000 · Sheppard Mullin Richter & Hamp
—
—
Arthur A Warren
—
Deed Of Trust
related
$500,000 · Bank Of Commerce
—
—
Arthur A Warren
—
Deed Of Trust
related
$350,000 · Upland Bank
—
—
Arthur A Warren
—
Deed Of Trust
related
$833,000 · Upland Bank
—
—
3218 Holt LLC
—
Deed Of Trust
related
$500,000 · Yu H Gao
—
—
Arthur A Warren
—
Deed Of Trust
related
$544,000 · La Jolla Savings 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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