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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Office buildings
820 Merced Ave, West Covina, CA 91790-4901
Trust Owned
~
Est. High Equity
Property ID
US10-0372513
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1964
Construction
WOOD
Total area
3,291 SF
Lot
0.3 ac (13,256 SF)
Zoning code
WCOP*
APN
8470-032-016
UPID
US10-0372513
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
-
Smile Center - West Covina Dental Office
-
Kristyani Francisca T DDS Dental Office
-
Lilian S Ong Inc: Sutikno-Ong Rio MD Dental Office
-
Lilian Ong Dental Office
-
Dr. Manuel Guzman Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.20M
Owner & transaction history
First Citizens Bank & Trust Company
First Citizens Bank & Trust Company
since 2025
7 recorded transactions
Zoning & alternative use
WCOP* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+32.6%
Medical building
$1.5M
+30.3%
Warehouse, storage
$1.3M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,255,000
6.5%
$1,155,000
7%
$1,075,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,150,000
Current use
AUTO REPAIR, GARAGE
$1,520,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$1,495,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$1,265,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,140,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,015,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$365 / 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
$16,133
Tax year 2024
Assessed value
$1,248,480
Assessed 2024
Previous assessed
$1,248,480
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$749,088
Assessed improvement
$499,392
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,291 SF
Lot
0.3 ac (13,256 SF)
Zoning code
WCOP*
APN
8470-032-016
UPID
US10-0372513
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WCOP* · West Covina, CA
Zoning WCOP* · permitted uses
WCOP* · 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
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
First Citizens Bank & Trust Company
Trust
Mailing address
820 W MERCED AVE, WEST COVINA, CA 91790-4901
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
$1,227,490
First Citizens Bank & Trust Company
Nikjoo LLC
Trust Deed
related
—
May 27, 2022
—
Nikjoo LLC
Ebi D Nikjqo
Grant Deed
$1,275,000 · First Citizens Bank & Trust Co
Apr 28, 2016
—
Ong,rio Living Trust
Ong,rio S
Quit Claim Deed
related
—
Jan 19, 2016
—
Nikjoo Ebi
Ravan,natalie
Quit Claim Deed
related
—
Jan 19, 2016
$830,000
Nikjoo Ebi
Ong Lilian S Living Trust
Grant Deed
$1,550,000 · Live Oak Bkg
Dec 24, 2015
—
Rio Sutikno Ong Md INC
Ong Defined Benefit Pension Pl
Quit Claim Deed
—
Dec 8, 2015
—
Ong Defined Benefit Pension Pl
Ong Defined Benefit Pension Pl
Quit Claim Deed
related
—
Mar 21, 2000
—
Ong,rio S & Lilian S Co-trustees
Ong,r S & L S
Quit Claim Deed
related
—
Nov 26, 1996
$165,000
Ong,rio S & Lilian S
Thordarson Trust
Trustees Deed
$145,000 · Thordarson Trust
Nov 26, 1996
—
Thordarson,john D & Betty J Trus
Mcalpin V J Trustee,
Trustees Deed
related
—
—
—
Ong,tr
—
Deed Of Trust
related
$270,000 · 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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