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Property profile & analytics
OFF-MARKET
Estimated value
$7,645,000
Retail space
727 Glendora Ave West Covina, CA 91790-3707
Entity Owned
53-yr Hold
Free & Clear
Property ID
US10-0375301
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
TILT-UP CONCRETE
Total area
26,100 SF
Lot
2.25 ac (98,012 SF)
Zoning code
WCCS*
APN
8475-010-023
UPID
US10-0375301
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
-
UPS Access Point location Courier Service Postal Service
-
LibertyX Bitcoin ATM Atm
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
CDReload Instant Bitcoin Crypto Atm
-
CVS Pharmacy y más Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.15M
Comparable Approach
Comparable
$4.97M
Blend (final)
Blend
$7.65M
Owner & transaction history
Longs Drug Stores INC · 53 yrs held
Longs Drug Stores INC
since 1972
1 recorded transaction
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.1M
+33.8%
Medical building
$11.9M
+31.5%
Warehouse, storage
$10.0M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,995,000
6.5%
$10,150,000
7%
$9,425,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,020,000
Current use
AUTO REPAIR, GARAGE
$12,070,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$11,865,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$10,030,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$9,110,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,065,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$7.65M
Range $6.88M – $8.41M · ±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
$293 / 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
$108,490
Tax year 2024
Assessed value
$8,539,780
Assessed 2024
Previous assessed
$8,539,780
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$4,658,655
Assessed improvement
$3,881,125
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
26,100 SF
Lot
2.25 ac (98,012 SF)
Zoning code
WCCS*
APN
8475-010-023
UPID
US10-0375301
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
$9.0M
AUTO REPAIR, GARAGE
Est. value
$12.1M
MEDICAL BUILDING
Est. value
$11.9M
WAREHOUSE, STORAGE
Est. value
$10.0M
OFFICE BUILDING
Est. value
$9.1M
COMMERCIAL (GENERAL)
Est. value
$8.1M
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.25 ac
Current owner
From public records · entity-resolved
Longs Drug Stores INC
Entity
Free & Clear · 53 yrs held
Mailing address
PO BOX 1610, COCKEYSVILLE, MD 21030-7610
Ownership since
1972
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 1972
$264,500
Longs Drug Stores INC
—
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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