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Property profile & analytics
OFF-MARKET
Office buildings
818 Cameron Ave, West Covina, CA 91790-4136
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0378089
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
WOOD
Total area
2,161 SF
Lot
0.09 ac (4,034 SF)
Zoning code
WCNC*
APN
8469-015-022
UPID
US10-0378089
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
-
Law Office Of Richard Hernandez & Associates Law Firm
-
Global Mobile Medical Alliances Medical Clinic
-
Cavalry Home Health Care, Inc. Geriatric Care Provider Nursing Home
-
Arsineh Almasi Physician
-
Evelyn Basco Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Richard F Hernandez · 4 yrs held
Richard F Hernandez
since 2021
7 recorded transactions
Zoning & alternative use
WCNC* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,724
Tax year 2024
Assessed value
$331,395
Assessed 2024
Previous assessed
$331,395
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$87,863
Assessed improvement
$243,532
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,161 SF
Lot
0.09 ac (4,034 SF)
Zoning code
WCNC*
APN
8469-015-022
UPID
US10-0378089
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCNC* · West Covina, CA
Zoning WCNC* · permitted uses
WCNC* · 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
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Richard F Hernandez
Individual
Mailing address
1965 RADFORD AVE, CLAREMONT, CA 91711-2535
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
—
Richard F Hernandez
Richard F Hernandez
Intrafamily Transfer
related
—
Sep 26, 2017
—
Richard F Hernandez
—
Deed
related
$480,000 · Community Dev Commission
Sep 30, 2011
—
Richard F Hernandez
Hernandez R & S Trust
Quit Claim Deed
related
—
Oct 14, 1994
—
Richard F Hernandez
Hernandez,r F
Quit Claim Deed
related
—
—
—
Richard F Hernandez
—
Deed Of Trust
related
$217,000 · Rancho Bank
—
—
Hernandez Richard & S Trust
—
Deed Of Trust
related
$487,500 · Stellar Business Bank
—
—
Hernandez Richard & S Trust
—
Deed Of Trust
related
$186,624 · Vineyard Bank
—
—
Richard F Hernandez
—
Deed Of Trust
related
$480,000 · Community Dev Commission
—
—
Richard F Hernandez
—
Deed Of Trust
related
$253,681 · Rancho Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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