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Property profile & analytics
OFF-MARKET
Estimated value
$7,470,000
Community centers
450 Glendora Ave West Covina, CA 91790-3066
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6562063
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1991
Total area
23,200 SF
Lot
2.25 ac (98,145 SF)
Zoning code
WCCS*
APN
8476-024-013
UPID
US09-6562063
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
-
Pho Anvi West Covina Restaurant
-
smile better dentistry & orthodontics Dental Office
-
Xpress Mobile Notary Services Law Firm
-
CosmoProf (Bike/Boat/Book/etc) Store Cosmetic Store
-
Dr. Ramzi Sawabini Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.47M
Owner & transaction history
Super Hk LLC · 12 yrs held
Super Hk LLC
since 2014
7 recorded transactions
Zoning & alternative use
WCCS* · 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%
$10,470,000
6.5%
$9,665,000
7%
$8,975,000
Blend value · Realmo final
$7.47M
Range $6.72M – $8.22M · ±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
$322 / 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
$82,117
Tax year 2024
Assessed value
$6,309,581
Assessed 2024
Previous assessed
$6,309,581
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$3,905,932
Assessed improvement
$2,403,649
Applied tax rate
9.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
YES
Stories
1
Units
6
Total area
23,200 SF
Lot
2.25 ac (98,145 SF)
Zoning code
WCCS*
APN
8476-024-013
UPID
US09-6562063
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.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Cooling
Yes
Stories
1
Units
6
Lot
2.25 ac
Current owner
From public records · entity-resolved
Super Hk LLC
Entity
Free & Clear · 12 yrs held
Mailing address
8917 VLY BLVD, ROSEMEAD, CA 91770-1831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2020
—
Super Hk LLC
—
Deed
related
$5,817,000 · East West Bk
Jan 24, 2014
$8,250,000
Super Hk LLC
Ferris Properties LLC
Grant Deed
—
Nov 17, 2006
$12,000,000
Ferris Properties LLC
Coastland Samantha Courtyard L
Grant Deed
$8,400,000 · Bank Of East Asia
Nov 26, 2003
—
Gil Mahlmeister
Wu,steve
Grant Deed
$6,907,500 · Affinity Bank
Apr 23, 2003
—
Steve Wu
Wu,ho Y
Quit Claim Deed
related
$5,000,000 · United National Bank
Jan 13, 2003
—
Steve Wu
Wu,ho Y
Quit Claim Deed
related
—
Sep 6, 2001
$3,150,000
Steve Wu
Fremont Investment & Loan
Grant Deed
$2,350,000 · Fremont Investment & Loan
Aug 3, 2000
$3,400,000
Fremont Investment
Rayton Plaza INC
Trustees Deed
related
—
Aug 18, 1999
—
Rayton Plaza INC
—
Deed Of Trust
related
—
Nov 12, 1998
—
Ruf LP
—
Grant Deed
related
$1,700,000 · Sun Champ Corp
Oct 7, 1994
—
Rjf LP
Sanwa Bank California
Grant Deed
$722,500 · Sanwa Bank California
May 22, 1992
$2,500,000
Sanwa Bank Cal
Yoohanna,robert
Trustees Deed
related
—
—
—
Ferris Property LLC
—
Deed Of Trust
related
—
—
—
Rayton Plaza INC
—
Deed Of Trust
related
$100,000 · Fremont Investment & Loan
—
—
Rjf LP
—
Deed Of Trust
related
$900,000 · Individual
—
—
Rjf Limited Partnership
—
Deed Of Trust
related
$2,700,000 · Everbilt
—
—
Rjf LP
—
Deed Of Trust
related
$100,000 · Everbilt
—
—
Steve Wu
—
Deed Of Trust
related
$3,500,000 · Far East National Bank
—
—
Steve Wu
—
Deed Of Trust
related
$2,000,000 · United National Bank
—
—
Wu Investments
—
Deed Of Trust
related
$100,000 · West Covina City (ca)
—
—
Ferris Property LLC
—
Deed Of Trust
related
$1,000,000 · Bank Of East Asia
—
—
Super Hk LLC
—
Loan Modification
related
$5,817,000 · East West Bk
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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