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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
905 Glendora Ave, West Covina, CA 91790-4205
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0378088
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
WOOD
Total area
2,538 SF
Lot
0.26 ac (11,153 SF)
Zoning code
WCOP*
APN
8469-015-001
UPID
US10-0378088
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
-
Notary Services Law Firm
-
Metro Real Estate Real Estate Agency
-
Teresa Krawiec Realtor Real Estate Agency
-
Baldwin Lopez REALTOR®️ Real Estate Agency
-
Albert Robles Real Estate Agent Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$890k
Comparable Approach
Comparable
$741k
Blend (final)
Blend
$650k
Owner & transaction history
Henry Aguirre · 2 yrs held
Henry Aguirre
since 2024
Last sale
$650,000
4 recorded transactions
Zoning & alternative use
WCOP* · West Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$975,000
+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
$650,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$965,000
6.5%
$890,000
7%
$830,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$885,000
Current use
WAREHOUSE, STORAGE
$975,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$875,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$785,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Mar 13 2024)
Last sale anchor
$650k
Mar 13 2024
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
$256 / 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
$6,890
Tax year 2024
Assessed value
$490,034
Assessed 2024
Previous assessed
$490,034
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$193,950
Assessed improvement
$296,084
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
1996
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,538 SF
Lot
0.26 ac (11,153 SF)
Zoning code
WCOP*
APN
8469-015-001
UPID
US10-0378088
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
$885,000
WAREHOUSE, STORAGE
Est. value
$975,000
RETAIL STORES
Est. value
$875,000
COMMERCIAL (GENERAL)
Est. value
$785,000
OFFICE BUILDING Current
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
1996
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Henry Aguirre
Individual
Free & Clear · 2 yrs held
Mailing address
5557 SHOREVIEW DR, RANCHO PALOS VERDES, CA 90275-2226
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2024
—
Henry Aguirre
Henry Aguirre
Intrafamily Transfer
related
—
Jan 9, 2024
$650,000
Henry Louis Aguirre
Patrick C So
Grant Deed
$650,000 · Patrick C And Evangeline T So Famil
Sep 27, 2005
—
So Patrick C & E T Trust
So,patrick C & Evangeline T
Quit Claim Deed
related
—
Dec 15, 1993
$116,500
Patricio So
Herb Johnston In
Grant Deed
$100,000 · Seller
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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