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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
841 Glendora Ave West Covina, CA 91790-4202
Individually Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6520354
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
2,566 SF
Lot
0.17 ac (7,468 SF)
Zoning code
WCCS*
APN
8469-015-034
UPID
US09-6520354
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
-
Essential Staff Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$685k
Owner & transaction history
Bryan Mashian · 17 yrs held
Bryan Mashian
since 2009
7 recorded transactions
Zoning & alternative use
WCCS* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$985,000
+11.2%
Office building
$895,000
+1.0%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$885,000
Current use
WAREHOUSE, STORAGE
$985,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$895,000
Change: +1% · Conversion: Easy
COMMERCIAL (GENERAL)
$795,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$267 / 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
$7,874
Tax year 2024
Assessed value
$599,132
Assessed 2024
Previous assessed
$599,132
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$311,073
Assessed improvement
$288,059
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,566 SF
Lot
0.17 ac (7,468 SF)
Zoning code
WCCS*
APN
8469-015-034
UPID
US09-6520354
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
$885,000
WAREHOUSE, STORAGE
Est. value
$985,000
OFFICE BUILDING
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$795,000
RETAIL STORES Current
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Bryan Mashian
Individual
Free & Clear · 17 yrs held
Mailing address
6100 E WASHINGTON BLVD, COMMERCE, CA 90040-2417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
—
Michael Aminpour
—
Deed
related
$1,200,000 · Commonwealth Business Bank
May 10, 2018
—
Geffner Investments LLC
—
Deed
related
—
Apr 30, 2009
—
Bryan Mashian
Bmd Paramount LLC
Grant Deed
—
Apr 30, 2009
$212,000
Michael Aminpour
Mashian,bryan
Grant Deed
—
Aug 22, 2007
$2,115,000
Bmd Paramount LLC
Buckingham F R Trust
Grant Deed
$1,500,000 · United Commercial Bank
Mar 12, 1991
—
Lucas Larry M Co Tr Et Al
Unknown
Grant Deed
related
—
—
—
Geffner Investments LLC
—
Deed Of Trust
related
$1,450,000 · Commonwealth Business Bank
—
—
Geffner Investments LLC
—
Loan Modification
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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