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Property profile & analytics
OFF-MARKET
Estimated value
$3,045,000
Retail space
522 Vine Ave, West Covina, CA 91790-5131
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6901479
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Total area
5,806 SF
Lot
0.56 ac (24,376 SF)
Zoning code
WCC1YY
APN
8488-002-001
UPID
US09-6901479
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
-
El Jireh Pupuseria Y Restaurant Restaurant
-
George's cafe Restaurant
-
Ranch Town Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Vigo Bank Credit Union
-
CoinFlip Bitcoin ATM Commercial Agent Currency Exchange Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.01M
CAP Approach
CAP
$2.26M
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$3.05M
Owner & transaction history
Casa Tw LLC · 5 yrs held
Casa Tw LLC
since 2021
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
WCC1YY · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+88.4%
Neighborhood: shopping center
$3.5M
+76.1%
Auto repair, garage
$2.7M
+33.8%
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
$3,050,000
ML approach
$3,010,000
CAP Approach
CAP Return
Estimation
6%
$2,445,000
6.5%
$2,260,000
7%
$2,095,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,005,000
Current use
RESTAURANT
$3,780,000
Change: +88% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,535,000
Change: +76% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,685,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$2,640,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,230,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$2,025,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$3.05M
Range $2.74M – $3.35M · ±10% · vs last sale $3.06M (Jun 17 2021)
Last sale anchor
$3.06M
Jun 17 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
$524 / 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
$41,375
Tax year 2024
Assessed value
$3,241,990
Assessed 2024
Previous assessed
$3,241,990
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,591,812
Assessed improvement
$1,650,178
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Heating
NONE
Stories
1
Total area
5,806 SF
Lot
0.56 ac (24,376 SF)
Zoning code
WCC1YY
APN
8488-002-001
UPID
US09-6901479
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
RETAIL STORES Current
Est. value
$2.0M
RESTAURANT
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1948
Heating
NONE
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Casa Tw LLC
Entity
Mailing address
4046 TEMPLE CITY BLVD #107, ROSEMEAD, CA 91770-1564
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2021
$3,055,000
Casa Tw LLC
Shtawee LLC
Grant Deed
—
Nov 20, 2018
—
Shtawee LLC
—
Deed
related
$1,240,000 · California Cu
Sep 23, 2014
$1,542,500
Shtawee LLC
Kim,andrew Y
Grant Deed
$1,350,000 · California Cu
May 15, 2013
$1,450,000
Andrew Y Kim
Kim,dong W & Kuk H
Grant Deed
$1,178,000 · California Cu
Jan 2, 2004
$1,030,000
Dong W Kim
Keith,tr
Grant Deed
$1,180,000 · Banco Popular North America
Nov 22, 2002
—
Narinderjit S Keith
Keith,n S & R K
Quit Claim Deed
related
—
Jun 16, 1998
$600,000
Narinderjit S Keith
Hakim Trust
Grant Deed
$685,000 · Imperial Bank
Dec 4, 1997
—
Hakim,fred F & Mojgan Trustees
Hakim,f F & M
Quit Claim Deed
related
—
Apr 3, 1990
$520,000
Fred F Hakim
Hubb
Grant Deed
$294,000 · Foothill Independent Bank
—
—
Shtawee LLC
—
Deed Of Trust
related
$1,240,000 · California Cu
—
—
Fereidun Hakim
—
Deed Of Trust
related
$25,000 · California State Bank
—
—
Shtawee LLC
—
Deed Of Trust
related
$1,240,000 · California Cu
—
—
Gerald A Hubbert
—
Deed Of Trust
related
$40,000 · California State Bank
—
—
Narinderjit S Keith
—
Deed Of Trust
related
$467,500 · Bank Of America
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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