1051 Promontory Pl, West Covina, California 91791, West Covina, 91791 - 4 bed, 3 bath
1051 Promontory Pl
West Covina, California 91791
Property Price
SUMMARY
Analysis of 1051 Promontory Pl, West Covina, California 91791 reveals a Fairly Priced Property with a current list price of $1,398,000 aligned with the estimated $1,391,469 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the West Covina Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1051 Promontory Pl Subject | $1,398,000* List Price | 4 | 3 | 2,844 | $489 | - |
A 944 Heritage Drive Sold | $1,388,000 | 4 | 3 | 2,660 | $522 | 0.6 mi |
B 1467 S Montezuma Way Sold | $1,315,000 | 4 | 3 | 2,657 | $495 | 0.2 mi |
C 3258 E Whitebirch Sold | $1,020,000 | 4 | 3 | 2,116 | $482 | 1.0 mi |
D 2977 E Hillside Drive Sold | $1,440,000 | 4 | 3 | 3,632 | $396 | 0.1 mi |
E 3195 Hampton Active | $1,398,000 List Price | 4 | 3 | 2,698 | $518 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property is exceptionally well-maintained but remains largely in its original 1983 condition. The kitchen features dated oak-style cabinetry and tile countertops, while the bathrooms retain original fixtures and finishes. While the home is move-in ready and clean, it requires significant cosmetic modernization and likely updates to aging mechanical systems to meet contemporary standards.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 24313, living area = 2844.
- Great Schools
Elementary School: Leonard G. Westhoff Elementary School (9/10). High School: Walnut High School (10/10).
- Panoramic Views & Privacy
Situated in the prestigious South Hills neighborhood, this elevated property offers exceptional privacy and breathtaking panoramic mountain views from the primary suite and main living areas.
CONSRISKS & DEFICIENCIES
- Dated Interior Potential
As the property is on the market for the first time in over 40 years, it likely requires significant cosmetic updates and modernization to meet current luxury standards.
- Aging Systems
Given the 1983 construction and long-term ownership, buyers should anticipate the need for inspections and potential upgrades to major systems like HVAC, roofing, or plumbing.
About 1051 Promontory Pl
First time on the market in over 40 years! Located in the prestigious South Hills neighborhood of West Covina, this 4-bedroom, 3-bathroom residence offers approximately 2,844 sq ft of living space on an expansive 0.55-acre lot. Situated in a prime and private location, the property features a rare flat backyard with breathtaking panoramic mountain views. The elevated setting provides exceptional privacy and a peaceful atmosphere. The home offers a bright and open floor plan with a dramatic high-ceiling living room. A bedroom and full bathroom are conveniently located on the main level, ideal for guests or multi-generational living. The spacious primary suite enjoys stunning mountain views from both the bedroom and the primary bathroom, creating a serene retreat. Conveniently located near South Hills Country Club golf course, shopping, dining, and major transportation routes, and close to reputable private school options. Don’t miss this exceptional opportunity to own a view property in one of West Covina’s most desirable communities.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1983
- Lot Size
- 24,313 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
West Covina Unified Schools
Leonard G. Westhoff Elementary School
Grades K-5 • 1.3 mi
Vine Elementary School
Grades K-5 • 1.5 mi
Mesa Elementary School
Grades K-5 • 2.3 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 3.0 | 2.5 | 50% |
| Square foot | 2,844 | 1,997.5 | 79% |
| Lot Size | 24,313 | 10,852.5 | 86% |
| Price | $1.40M | $977.5K | 79% |
| Price per sq ft | $492 | $524 | 36% |
| Built year | 1983 | 1956 | 80% |
| HOA | $0 | $0 | 50% |
| Days on market | 2 | 172 | 2% |
Pricing History
Listed for Sale
Mar 4, 2026
$1,398,000
Initial Listing