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Property profile & analytics
FOR LEASE
Office buildings
935 S Sunset Ave, West Covina, CA 91790
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6827152
For Lease
1 / 3
$240 SF/Yr
935 S Sunset Ave, West Covina, CA 91790
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Property summary
AI-generated overview
This exceptional three-story office building, located at 935 S Sunset Ave in West Covina, CA 91790, offers 33,330 square feet of versatile space ideal for medical or traditional office uses. Built in 1965, the Class B building sits on a spacious 50,965 square foot lot and is zoned WCOP. The property features multiple tenancies, with suites ranging from 600 to 2,000 square feet currently available. Its convenient location offers excellent access to the 10 freeway and a desirable position on the Queen of the Valley Hospital Campus. The Los Angeles County property (APN 8468-016-001) presents a unique opportunity for businesses seeking a well-established location with ample space and convenient freeway access. The building's three stories provide flexibility for various business needs, and the multiple tenancy structure allows for diverse occupancy. This property is an excellent choice for businesses seeking a prominent location in a thriving area. Interested parties should inquire about available suite sizes and lease terms.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1965
Construction
CONCRETE
Total area
33,330 SF
Lot
1.19 ac (51,783 SF)
Zoning code
WCOP
APN
8468-016-001
UPID
US09-6827152
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
-
VIP Treatment Center Medical Clinic
-
Wilshire Oncology Medical Group Physician
-
Dr. Shiu C. Au, MD Physician
-
Wilshire Oncology Medical Group: Present Cary MD Medical Group
-
Beyond Esthetics, LLC Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.72M
Blend (final)
Blend
$6.71M
Owner & transaction history
Sunset Queen Medical Plaza LLC · 8 yrs held
Sunset Queen Medical Plaza LLC
since 2017
7 recorded transactions
Zoning & alternative use
WCOP · West 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 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
COMMERCIAL (GENERAL)
$10,300,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$6.71M
Range $6.04M – $7.38M · ±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
$201 / 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
$87,981
Tax year 2024
Assessed value
$6,358,454
Assessed 2024
Previous assessed
$6,358,454
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,450,173
Assessed improvement
$4,908,281
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
For Lease
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
3
Total area
33,330 SF
Lot
1.19 ac (51,783 SF)
Zoning code
WCOP
APN
8468-016-001
UPID
US09-6827152
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
COMMERCIAL (GENERAL)
Est. value
$10.3M
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
1965
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
1.19 ac
Current owner
From public records · entity-resolved
Sunset Queen Medical Plaza LLC
Entity
Mailing address
24155 LDG POLE RD, DIAMOND BAR, CA 91765-3362
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2017
$6,650,000
Sunset Queen Medical Plaza LLC
Grigor Manasserian
Grant Deed
$4,020,000 · Citizens Business Bank
Aug 30, 2017
—
Manasserian Family Living Trust
933 S Sunset Medical Plaza LLC
Quit Claim Deed
—
Oct 8, 2015
—
933 S Sunset Medical Plaza LLC
Mckenna Investments 1 LLC
Quit Claim Deed
related
—
Oct 30, 2006
—
933 S Sunset Medical Plaza LLC
Manasserian Fam Living Trust
Quit Claim Deed
related
—
May 16, 2006
—
Maxson Medical Building
Jarbal Resamo Family
Grant Deed
—
May 16, 2006
$5,200,000
Manasserian Fam Living Trust
Maxson Medical Building
Grant Deed
$2,700,000 · Maxson Medical Building
Aug 25, 2003
—
Jarbal Resamo Family LP
Maxson Medical Building
Quit Claim Deed
related
—
Feb 26, 1993
$2,557,307
Maxson Medical Bldg
Walgroup Insuran
Trustees Deed
related
—
Jan 14, 1993
—
Aftc INC
—
Deed Of Trust
related
—
—
—
933 S Sunset Medical Plaza LLC
—
Deed Of Trust
related
$200,000 · Pacific Western Bank
—
—
933 S Sunset Medical Plaza LLC
—
Deed Of Trust
related
$2,700,000 · Universal Bank
—
—
933 S Sunset Medical Plaza LLC
—
Deed Of Trust
related
$2,750,000 · Malaga Bank Fsb
—
—
933 S Sunset Medical Plaza LLC
—
Deed Of Trust
related
$250,000 · Vineyard Bank
—
—
Maxson Medical Building
—
Deed Of Trust
related
$200,000 · East West Bank
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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