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.