1412 S Frandale Ave, West Covina, California 91790, West Covina, 91790 - 2 bed, 1 bath
1412 S Frandale Ave
West Covina, California 91790
Property Price
SUMMARY
Analysis of 1412 S Frandale Ave, West Covina, California 91790 reveals a Prime Investment Opportunity with a current list price of $799,000—significantly undercutting the $879,056 Fair Market Value by 9%. This valuation gap indicates a +$80,056 Instant Equity potential for buyers. The property maintains a Tear down Condition Rating (10/100), reflecting significant deferred maintenance. This property is best suited for experienced investors or developers prepared for substantial renovation work. 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 Experienced Investors and Fix-and-Flip Specialists.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1412 S Frandale Ave Subject | $799,000* List Price | 2 | 1 | 1,574 | $558 | - |
A 1407 S Craig Dr Active | $849,000 List Price | 3 | 3 | 1,947 | $436 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
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 The existing 2-bedroom structure features original, severely outdated kitchen and bathroom components, aged hardwood flooring, and obsolete fixtures.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.
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 = 21271, living area = 1574.
- Exceptional Development Potential
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.
- ADU & Rental Upside
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.
CONSRISKS & DEFICIENCIES
- Dated Existing Structure
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.
- Complex Due Diligence
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.
About 1412 S Frandale Ave
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.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1948
- Lot Size
- 21,271 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 7% |
| Baths | 1.0 | 2.0 | 11% |
| Square foot | 1,574 | 1,551 | 59% |
| Lot Size | 21,271 | 7,874 | 97% |
| Price | $799.0K | $845.0K | 27% |
| Price per sq ft | $508 | $548 | 30% |
| Built year | 1948 | 1954 | 10% |
| HOA | $0 | $0 | 50% |
| Days on market | 2 | 169 | 1% |
Pricing History
Listed for Sale
Mar 4, 2026
$799,000
Initial Listing