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Property profile & analytics
OFF-MARKET
Estimated value
$1,385,000
Retail space
521 Azusa Ave West Covina, CA 91791-1163
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6926773
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
TILT-UP CONCRETE
Total area
8,000 SF
Lot
0.73 ac (31,880 SF)
Zoning code
WCCS*
APN
8442-018-024
UPID
US09-6926773
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
-
Danielle's Lovely Touches LLC Hair Salon
-
Sherwin-Williams Paint Store Home Improvement Store Paint Manufacturer
-
Danielle's Lovely Touches Sln Hair Salon Nail Salon
-
Salon Spritz Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$1.39M
Owner & transaction history
Asteria Homeowners Association · 2 yrs held
Asteria Homeowners Association
since 2024
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±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
$173 / 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
$18,094
Tax year 2024
Assessed value
$1,273,926
Assessed 2024
Previous assessed
$1,273,926
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$853,291
Assessed improvement
$420,635
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
Off-Market
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
8,000 SF
Lot
0.73 ac (31,880 SF)
Zoning code
WCCS*
APN
8442-018-024
UPID
US09-6926773
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Asteria Homeowners Association
Individual
Mailing address
1799 SEBASTIAN WAY #103, CUCAMONGA, CA 91730
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2024
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Mar 29, 2024
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Intrafamily Transfer
related
—
Feb 2, 2024
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Jan 25, 2024
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Dec 1, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Nov 27, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Intrafamily Transfer
related
—
Nov 17, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Oct 16, 2023
—
Asteria Homeowners Association
Lennar Homes Of Calinia LLC
Grant Deed
—
Oct 5, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Sep 27, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Jul 28, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
May 26, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Intrafamily Transfer
related
—
May 10, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Apr 4, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Deed
related
—
Mar 24, 2023
—
Asteria Homeowners Association
Lennar Homes Of California LLC
Grant Deed
—
Dec 29, 2003
$4,047,000
Janes House Square LLC
Pioneer Center
Grant Deed
related
—
Jun 13, 2000
—
Pioneer Center
—
Deed Of Trust
related
$2,100,000 · Gmac Commercial Mortgage Corp
—
—
Janes House Square LLC
—
Deed Of Trust
related
$1,749,900 · Stellar Business Bank
—
—
Pioneer Center
—
Deed Of Trust
related
$125,000 · Paley Commercial Real Est INC
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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