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Property profile & analytics
FOR LEASE
Retail space
500 N Azusa Ave West Covina, CA 91791
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-6926781
For Lease
1 / 2
$5,090,000
500 N Azusa Ave, West Covina, CA 91791
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
17,003 SF
Lot
0.9 ac (39,382 SF)
Zoning code
WCCS
APN
8443-019-019
UPID
US09-6926781
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
-
Extra Insurance Services Inc DMV SERVICES Insurance Agency
-
Papa John's Pizza Restaurant
-
Mr Pollo Restaurant
-
Subway Take-out & Catering
-
Honey Donuts & Teriyaki Bakery Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.07M
CAP Approach
CAP
$6.61M
Comparable Approach
Comparable
$6.56M
Blend (final)
Blend
$5.09M
Owner & transaction history
500 N Azusa Joint Venture · 5 yrs held
500 N Azusa Joint Venture
since 2021
Last sale
$5.1M
3 recorded transactions
Zoning & alternative use
WCCS · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.9M
+33.8%
Medical building
$7.7M
+31.5%
Warehouse, storage
$6.5M
+11.2%
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
$5,090,000
ML approach
$5,065,000
CAP Approach
CAP Return
Estimation
6%
$7,165,000
6.5%
$6,610,000
7%
$6,140,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,875,000
Current use
AUTO REPAIR, GARAGE
$7,865,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$7,730,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,535,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$5,935,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,255,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$5.09M
Range $4.58M – $5.60M · ±10% · vs last sale $5.10M (Mar 1 2021)
Last sale anchor
$5.10M
Mar 1 2021
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
$299 / 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
$64,913
Tax year 2024
Assessed value
$4,679,926
Assessed 2024
Previous assessed
$4,679,926
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$3,119,951
Assessed improvement
$1,559,975
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
17,003 SF
Lot
0.9 ac (39,382 SF)
Zoning code
WCCS
APN
8443-019-019
UPID
US09-6926781
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
RETAIL STORES Current
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$7.7M
WAREHOUSE, STORAGE
Est. value
$6.5M
OFFICE BUILDING
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
500 N Azusa Joint Venture
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 7115, LA VERNE, CA 91750-7115
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2021
—
500 N Azusa Joint Venture
Yeager Family Limited Partnership
Grant Deed
—
Mar 1, 2021
$5,100,000
Rowland Center Investment LLC
500 N Azusa Joint Venture
Grant Deed
$3,347,500 · Bank Of The West
—
—
500 N Azusa Joine Venture
—
Deed Of Trust
related
$890,000 · Great Northern Insured Annuity
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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