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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Turn key restaurants
845 Cypress St Covina, CA 91722-2641
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8377284
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1994
Construction
WOOD
Total area
3,000 SF
Lot
0.61 ac (26,686 SF)
Zoning code
CVC4YY
APN
8421-001-019
UPID
US09-8377284
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
-
7 Leaves Cafe Cafe & Coffee Shop
-
Stamp & Colasuonno IT Consulting Firm (Bike/Boat/Book/etc) Store
-
Manny's El Loco Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Wynnston Development Holding LLC · 5 yrs held
Wynnston Development Holding LLC
since 2020
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
CVC4YY · 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 Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$1,475,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,955,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±10% · vs last sale $1.40M (Nov 2 2020)
Last sale anchor
$1.40M
Nov 2 2020
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
$490 / 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
$20,350
Tax year 2024
Assessed value
$1,485,691
Assessed 2024
Previous assessed
$1,485,691
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,061,208
Assessed improvement
$424,483
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,000 SF
Lot
0.61 ac (26,686 SF)
Zoning code
CVC4YY
APN
8421-001-019
UPID
US09-8377284
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVC4YY · Covina, CA
Zoning CVC4YY · permitted uses
CVC4YY · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RESTAURANT Current
NEIGHBORHOOD: SHOPPING CENTER
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
1994
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
Wynnston Development Holding LLC
Entity
Mailing address
14361 EUCLID ST STE 3B, GARDEN GROVE, CA 92843-4967
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2020
—
Wynnston Dev Holding LLC
—
Deed
related
$700,000 · Bank Of The West
Nov 2, 2020
$1,400,000
Wynnston Development Holding LLC
Manuel G Ramos
Grant Deed
$700,000 · Bank Of The West
Mar 7, 2017
—
Manuel G Ramos
—
Deed
related
$60,000 · Delio Perez
Oct 1, 2014
—
Manuel G Ramos
Daisy G Gosset
Intrafamily Transfer
related
$575,000 · Evertrust Bank
Mar 6, 1996
—
B A Chapkis
Ramos,m G
Grant Deed
related
—
Feb 8, 1988
—
Ramos 0918369 09
Ramos
Quit Claim Deed
related
$125,000 · Grundran Jose&
—
—
Manuel G Ramos
—
Deed Of Trust
related
$500,000 · Individual
—
—
Manuel G Ramos
—
Deed Of Trust
related
$40,000 · David R & Ricardo L Perez
—
—
Manuel G Ramos
—
Deed Of Trust
related
$50,000 · Manuel E SR Perez
—
—
Manuel G Ramos
—
Deed Of Trust
related
$58,200 · Delio Perez
—
—
Manuel G Ramos
—
Deed Of Trust
related
$650,000 · Bank Of America
—
—
Manuel G Ramos
—
Deed Of Trust
related
$150,000 · Bank Of America
—
—
Manuel G Ramos
—
Deed Of Trust
related
$63,533 · Empyrean Financial Management
—
—
Manuel G Ramos
—
Deed Of Trust
related
$60,000 · Delio Perez
—
—
Manuel G Ramos
—
Deed Of Trust
related
$375,000 · Gras Trust
—
—
Manuel G Ramos
—
Deed Of Trust
related
$375,000 · Bank Of America
—
—
Wynnston Dev Holding LLC
—
Deed Of Trust
related
$700,000 · Bank Of The West
—
—
Manuel G Ramos
—
Deed Of Trust
related
$100,000 · Marian Perdices
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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