1535-1551 E Amar Rd 11,295 SF 100% Leased Retail Building West Covina, CA 91792 $4,799,000 ($424.88/SF) 4.80% Cap Rate

Konex Realty is pleased to present 1535–1551 E Amar Rd, a fully leased,
multi-tenant retail strip center in West Covina, California — offered at
$4,799,000 with a 4.80% actual CAP Rate based on verified 2024 financials.

The property consists of 10 tenant spaces totaling ±11,295 SF on a 1.96-acre
lot, built in 1975 and zoned PCD1 (Planned Community Development). All 10
units are currently leased with staggered expirations from 2026 through 2030.

ANCHOR SYNERGY — WEST COVINA CENTER:
1535 E Amar Rd is not a stand-alone strip center. It is embedded within West
Covina Center — a master-planned, multi-parcel Filipino-American retail
destination anchored by Seafood City Supermarket (North America's largest
Filipino grocery chain), Jollibee (the #1 Filipino QSR brand globally),
Chowking, and Carl's Jr. These destination anchors drive thousands of weekly
visitors to the center, creating a constant, self-sustaining stream of foot
traffic that directly benefits every tenant at 1535 — at zero marketing cost
to the owner.

AMAZON-PROOF RETAIL:
Every tenant at 1535 operates in a category immune to e-commerce disruption:
in-person dining (Baja Cali Fish & Tacos, Poke Restaurant), dental care
(Noemi T. Bautista, DMD), personal services (Expert Nail & Spa, Positive
Image Salon, Ms Kawaii Lash), specialty food retail (Toto's Quality Foods),
international remittance (Lucky Money Transfer), and community retail
(I AM Worldwide, Smoke Shop). This is the foot-traffic economy — the segment
of retail that thrives precisely where Amazon cannot reach.

STRUCTURAL OCCUPANCY PROTECTION:
The property sits at the heart of the nation's largest Filipino-American
community hub. With 15–20% of West Covina's population being Filipino-American
and the SGV Filipino belt extending through Covina, Baldwin Park, Rowland
Heights, and Hacienda Heights, tenant demand here is structural — not
speculative. For any Filipino-serving business, being anywhere else means
losing direct access to the highest-density Filipino consumer market in the
United States. Vacancy at 1535 is a theoretical risk, not a practical one.

VALUE-ADD POTENTIAL:
A new owner can realistically achieve a 6.07% proforma CAP Rate at the current
asking price through two straightforward adjustments — normalizing the owner
management fee from $3,500/month to $2,000/month ($18,000 NOI gain) and
applying a conservative 10% rent increase at upcoming lease renewals
(multiple leases expire 2026–2027). No capital expenditure, redevelopment,
or re-tenanting is required.

Positioned along E Amar Rd with 358 feet of frontage at a signalized
intersection, ample on-site parking (±300 spaces), and direct access to
major thoroughfares and public transit, this asset offers exceptional
visibility, accessibility, and long-term demand stability in one of LA
County's most economically resilient suburban markets.