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Property profile & analytics
OFF-MARKET
Estimated value
$5,630,000
Investment properties
1045 Azusa Ave Covina, CA 91722-2648
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-9174611
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
24,155 SF
Lot
19.78 ac (861,673 SF)
Zoning code
CVRTP-C4*
APN
8420-001-038
UPID
US09-9174611
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
PC REPAIR 4U Electronics & Wireless Store
-
Starlite mobile homes Community Center Advocacy Group
-
PC REPAIR 2022 Tech Support Center (Bike/Boat/Book/etc) Store
-
Human Expansiveness Research Training Center
-
Starlite Mobile Estates Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.53M
Comparable Approach
Comparable
$3.41M
Blend (final)
Blend
$5.63M
Owner & transaction history
Starlite Mobile Estates LLC · 8 yrs held
Starlite Mobile Estates LLC
since 2018
3 recorded transactions
Zoning & alternative use
CVRTP-C4* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.5M
+1.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Covina submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Covina submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,150,000
6.5%
$7,525,000
7%
$6,990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,465,000
Current use
OFFICE BUILDING
$7,545,000
Change: +1% · Conversion: Easy
WAREHOUSE, STORAGE
$7,095,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,280,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$5.63M
Range $5.07M – $6.19M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$233 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$131,800
Tax year 2024
Assessed value
$5,367,361
Assessed 2024
Previous assessed
$5,367,361
+0.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$2,579,077
Assessed improvement
$2,788,284
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Units
252
Total area
24,155 SF
Lot
19.78 ac (861,673 SF)
Zoning code
CVRTP-C4*
APN
8420-001-038
UPID
US09-9174611
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVRTP-C4* · Covina, CA
Zoning CVRTP-C4* · permitted uses
CVRTP-C4* · Covina, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Covina. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$7.5M
OFFICE BUILDING
Est. value
$7.5M
WAREHOUSE, STORAGE
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Units
252
Lot
19.78 ac
Current owner
From public records · entity-resolved
Starlite Mobile Estates LLC
Entity
Mailing address
PO BOX 3925, ONTARIO, CA 91761-0995
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2018
—
Starlite Mobile Estates LLC
—
Grant Deed
related
$22,000,000 · Wells Fargo Bk
—
—
Starlite Mobile Estates LLC
—
Deed Of Trust
related
$19,550,000 · General Electric Capital Corp
Dec 1, 1966
—
Starlite Mobile Estates
—
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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