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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Office buildings
610 Azusa Ave West Covina, CA 91791-1147
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0381270
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Construction
WOOD
Total area
3,048 SF
Lot
0.23 ac (9,814 SF)
Zoning code
WCCN*
APN
8443-017-016
UPID
US10-0381270
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
-
1 Dollar Most Garments Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$965k
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$930k
Owner & transaction history
Choice Dc LLC · 5 yrs held
Choice Dc LLC
since 2021
Last sale
$910,009
6 recorded transactions
Zoning & alternative use
WCCN* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+32.6%
Medical building
$1.4M
+30.3%
Warehouse, storage
$1.2M
+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
$940,000
ML approach
$965,000
CAP Approach
CAP Return
Estimation
6%
$1,160,000
6.5%
$1,070,000
7%
$995,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,065,000
Current use
AUTO REPAIR, GARAGE
$1,410,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$1,385,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$1,170,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$940,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $910k (Mar 19 2021)
Last sale anchor
$910k
Mar 19 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
$305 / 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
$3,461
Tax year 2024
Assessed value
$173,227
Assessed 2024
Previous assessed
$173,227
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$81,212
Assessed improvement
$92,015
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,048 SF
Lot
0.23 ac (9,814 SF)
Zoning code
WCCN*
APN
8443-017-016
UPID
US10-0381270
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCCN* · West Covina, CA
Zoning WCCN* · permitted uses
WCCN* · 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
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$940,000
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
1962
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Choice Dc LLC
Entity
Free & Clear · 5 yrs held
Mailing address
10258 E LIVE OAK AVE, ARCADIA, CA 91007-8460
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2021
$910,000
Choice Dc LLC
Michael J Laberge
Grant Deed
—
Mar 19, 2021
—
Chandra Fortier
John A Fortier
Intrafamily Transfer
related
—
Jan 3, 2018
—
Michael J Laberge
Laberge Michael A Trust
Quit Claim Deed
related
—
Apr 28, 2016
—
Laberge,michael A Trust
Laberge,michael
Quit Claim Deed
related
—
Nov 5, 1999
—
Gladys Laberge
—
Deed Of Trust
related
—
Jan 19, 1960
—
Edward J La Berge JR.
—
Grant Deed
related
—
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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