Skip to main content
  • Sub Banner Image 1

Southern California Property Management

& Real Estate Specialists

Serving the West Covina

Welcome

As a landlord, your responsibilities extend beyond managing your rental property. Balancing a career, family, and personal interests leaves little time for managing rental property effectively. Let us take this responsibility off your shoulders so you can focus on what matters most. After all, nothing is worse than a late Friday night call from your tenant letting you know that their toilet is overflowing.

We have dedicated personnel 24 hours a day, 7 days a week ready to respond to any emergency situation that may arise. You can sleep easy at night knowing that you own rental property, but it doesn’t own you.

connect with a specialist

Rental Analysis

Discover Your Property’s maximum Earning Potential

You can maximize your rental income with our complimentary rental analysis. Our expert insights help you understand market trends, set competitive rates, and position your property for long term success.

What Sets MESA properties Apart?

Expertise and Reliability

At Mesa Properties, we make owning a rental property truly hands-off while keeping you informed every step of the way. From setting the right rent price to handling maintenance, tenant screening, and legal compliance, we take care of everything so you don’t have to. Our proactive approach minimizes vacancies, prevents costly issues, and ensures your property runs smoothly without your constant involvement. With full transparency and clear communication, you’ll always know what is happening with your investment. With Mesa, you can own rental property without it owning you.

Proven Process

At Mesa Properties, process isn’t just a buzzword, it’s in our DNA. Built on two generations of process-driven expertise, our systems create a high-quality experience for every owner and tenant. Steve and Sheryl Shwetz, with over 20 years of franchise management experience, laid the foundation, while Sam and Sawyer Shwetz bring technical experience from the US Navy and JPL to refine operations. This results in a proven, structured process that eliminates the guesswork, delivering reliable property management every time.

Why Invest in West Covina, CA in 2025?

West Covina is a dependable, commuter-friendly market that delivers strong rental returns for real estate investors in 2025. Located 20 miles east of Downtown Los Angeles, this diverse city blends urban access with suburban appeal—offering affordable investment options, good schools, and steady rental demand from working professionals and families alike.

Why 2025 Is a Prime Year to Invest in West Covina

In 2025, West Covina is benefiting from regional migration trends, as more renters leave high-cost cities like Pasadena and Downtown L.A. in search of affordability and space. As a result, demand for well-maintained rental homes and townhouses in West Covina continues to rise—especially in areas near schools, shopping districts, and the I-10 corridor.

Whether you’re buying a single-family home, duplex, or small multifamily building, West Covina property management in 2025 offers reliable income and strong investment fundamentals.

West Covina Real Estate & Rental Market Overview (2025)

  • Median Home Price: As of Q2 2025, the median home price in West Covina is approximately $725,000, with a 4.5% year-over-year increase, driven by limited resale inventory and commuter demand. (Source: Zillow & Redfin)
  • Average Rent: The average rent for a 3-bedroom home is $3,100/month, while townhomes and apartments typically lease for $2,200–$2,800/month depending on proximity to schools and transit. (Source: Zumper & RentCafe)
  • Occupancy Rate: West Covina holds a 95.9% occupancy rate, supported by long-term renters and multigenerational households.
  • Tenant Profile: Renters include commuters to LA and the Inland Empire, healthcare workers, retirees, and families with children who want access to top-ranked schools and suburban amenities.

Investor Advantages in West Covina

  • Strong Rent Demand with Low Turnover Rates
  • Affordable Compared to LA Metro, Yet Highly Accessible
  • Reliable Long-Term Tenants Seeking Suburban Stability
  • Close to Major Freeways, Shopping, and Medical Centers