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Property profile & analytics
OFF-MARKET
Estimated value
$2,680,000
Retail space
950 Grand Ave Covina, CA 91724-2070
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6416053
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
TILT-UP CONCRETE
Total area
13,250 SF
Lot
0.88 ac (38,511 SF)
Zoning code
CVC4*
APN
8404-004-065
UPID
US09-6416053
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
-
Irma Sanchez - Real Estate Agent Real Estate Agency
-
Unique Events Event Planning Wedding Service
-
Evelia's Hair Fashion Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.20M
Blend (final)
Blend
$2.68M
Owner & transaction history
Ntct LLC · 3 yrs held
Ntct LLC
since 2022
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
CVC4* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.1M
+36.1%
Commercial (general)
$4.1M
+34.6%
Warehouse, storage
$3.9M
+28.0%
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 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
$2,535,000
ML approach
$2,680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,040,000
Current use
OFFICE BUILDING
$4,140,000
Change: +36% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,095,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$3,895,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$2.68M
Range $2.41M – $2.95M · ±10% · vs last sale $2.75M (Jul 20 2022)
Last sale anchor
$2.75M
Jul 20 2022
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
$202 / 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
$38,612
Tax year 2024
Assessed value
$2,805,000
Assessed 2024
Previous assessed
$2,805,000
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$2,366,400
Assessed improvement
$438,600
Applied tax rate
2.0000
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,250 SF
Lot
0.88 ac (38,511 SF)
Zoning code
CVC4*
APN
8404-004-065
UPID
US09-6416053
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVC4* · Covina, CA
Zoning CVC4* · permitted uses
CVC4* · 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
RETAIL STORES Current
Est. value
$3.0M
OFFICE BUILDING
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$3.9M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Ntct LLC
Entity
Mailing address
4428 WOODLEIGH LN, LA CANADA, CA 91011-3541
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2022
$2,750,000
Ntct LLC
Kelly Kopecek
Grant Deed
$1,100,000 · Farmers & Merchants Bank Of Long Be
Jul 20, 2022
—
Kelly Kopecek
James Alan Black
Affidavit Death Of Trustee/successor Trustee
—
Sep 8, 2021
—
Michael Berry
Henrietta Richardene Berry
Affidavit Death Of Trustee/successor Trustee
related
—
Jul 23, 2020
—
Black Living Trust
James A Black
Affidavit Of Death
—
Sep 23, 2008
—
Berry Living Trust
Berry Living Trust
Quit Claim Deed
related
—
Jun 17, 1994
—
Berry Wesley G
Berry,w G&h L
Quit Claim Deed
related
—
—
—
Black,tr
—
Deed Of Trust
related
$161,500 · Black Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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