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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Warehouses
854 Golden Grv Way Covina, CA 91722-3257
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7823274
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
TILT-UP CONCRETE
Total area
8,636 SF
Lot
0.52 ac (22,509 SF)
Zoning code
CVM1*
APN
8432-014-017
UPID
US09-7823274
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
-
Crystal Castle Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.73M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Xinyang USA INC · 12 yrs held
Xinyang USA INC
since 2014
7 recorded transactions
Zoning & alternative use
CVM1* · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,875,000
6.5%
$1,730,000
7%
$1,605,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,245,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$174 / 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
$18,861
Tax year 2024
Assessed value
$1,463,094
Assessed 2024
Previous assessed
$1,463,094
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$667,489
Assessed improvement
$795,605
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,636 SF
Lot
0.52 ac (22,509 SF)
Zoning code
CVM1*
APN
8432-014-017
UPID
US09-7823274
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVM1* · Covina, CA
Zoning CVM1* · permitted uses
CVM1* · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Xinyang USA INC
Entity
Mailing address
3005 ANDALUCIA DR, WEST COVINA, CA 91791-4208
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2014
$1,217,512
Xinyang USA INC
Yung Schulz
Grant Deed
$791,000 · East West Investment INC
Jun 8, 2009
—
Yung Schulz
Schulz,werner & Yung H
Quit Claim Deed
related
—
May 22, 1997
$355,000
Werner Schulz
Liberty National Bank
Grant Deed
$249,750 · First Continental Bank
Oct 3, 1996
$332,566
Liberty National Bank
Garcia,gilbert V
Trustees Deed
related
—
May 29, 1992
$550,000
Garcia,gilbert V
Willard,william
Trustees Deed
$80,000 · Liberty National Bank
—
—
Willard William
—
Deed Of Trust
related
$51,000 · California State Bank
—
—
Werner Schulz
—
Deed Of Trust
related
$420,000 · Bank Of Yorba Linda
—
—
Werner Schulz
—
Deed Of Trust
related
$150,000 · First Continental Bank
—
—
Gilbert V Garcia
—
Deed Of Trust
related
$10,000 · Individual
—
—
William Willard
—
Deed Of Trust
related
$25,000 · Individual
—
—
Werner Schulz
—
Deed Of Trust
related
$400,000 · Land Bank Of Taiwan
—
—
Willard William
—
Deed Of Trust
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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