1412 S Frandale Ave, West Covina, California 91790, West Covina, 91790 - 2 bed, 1 bath
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West Covina, California 91790
This Development Asset presents a Strong Value Opportunity with a List Price of $799,000—positioned well below the $879,056 Fair Market Value by 9%. This valuation gap provides $80,056 in Instant Equity for buyers. While the existing structure has a Condition Rating of 6, the massive 21,271 sq ft lot offers rare Subdivision Potential and capacity for a 1,200 sq ft ADU plus a 500 sq ft JADU. Located near major freeways and Haven City Market, this is a high-yield acquisition for Real Estate Developers or Fix-and-Flip Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1412 S Frandale Ave Subject | $949,000* List Price | 2 | 1 | 1,574 | $607 | - |
A 1031 S Pima Avenue Active | $898,000 List Price | 3 | 2 | 1,257 | $714 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Property is land value only, full reconstruction required.
Built in 1948, this property is marketed primarily as a development and investment opportunity on an expansive lot. The existing 2-bedroom structure features original, severely outdated kitchen and bathroom components, aged hardwood flooring, and obsolete fixtures. Given the lack of major renovations in over 50 years and the listing's emphasis on subdivision and new construction potential, the primary value of the property is in the land rather than the current dwelling.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 21271, living area = 1574.
The massive 21,271 sq ft lot offers a rare opportunity for subdivision into two parcels or the construction of a primary residence up to 5,854 sq ft, significantly maximizing land value.
The property supports the addition of both a 1,200 sq ft ADU and a 500 sq ft Junior ADU, providing a clear path for high-yield rental income or multi-generational living configurations.
Built in 1948, the current 2-bedroom, 1-bathroom home likely requires substantial modernization or serves primarily as a tear-down, necessitating significant upfront capital for development.
The realization of the property's full potential is contingent upon city approvals for subdivision and zoning verification, placing a heavy burden of risk and research on the buyer.
1412 S Frandale Ave in West Covina presents a rare investment potential and development opportunity on an expansive 21,271 sq ft lot. This 2-bedroom, 1-bathroom home offers strong upside potential, including the opportunity to build up to a maximum building coverage of 5854 sqft. A 1,200 sq ft ADU and a 500 sq ft Junior ADU can be constructed for additional living space or rental potential according to city ADU/JADU guidelines. Per city guidelines, there may also be potential to subdivide the property, as zoning requires a minimum of 9,450 sq ft per lot, creating multiple possibilities to maximize land use and long-term value. Conveniently located near Haven City Market, Plaza West Covina, and a variety of shopping and dining options, with easy access to the 10, 605, and 57 freeways. Buyer and Buyer's agent to verify all zoning, subdivision possibilities, ADU guidelines, current building code requirements, permits, utilities access, and regulations with the City. Site/floor plan is for reference only, Buyer and Buyer’s agent to verify condition.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 9% |
| Baths | 1.0 | 2.0 | 13% |
| Square foot | 1,574 | 1,478.5 | 63% |
| Lot Size | 21,271 | 7,817 | 99% |
| Price | $949.0K | $836.5K | 89% |
| Price per sq ft | $603 | $554 | 60% |
| Built year | 1948 | 1955 | 10% |
| HOA | $0 | $0 | 50% |
| Days on market | 49 | 149 | 9% |
Mar 28, 2026
$949,000
$799,000
+19% Price Increase
Initial Listing
Mar 4, 2026
$799,000
Initial Listing