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Property profile & analytics
OFF-MARKET
Estimated value
$3,055,000
Office buildings
1074 Park Vw Dr Covina, CA 91724-3749
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8611732
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD
Total area
15,086 SF
Lot
1.05 ac (45,904 SF)
Zoning code
CVE5&PCD*
APN
8448-019-043
UPID
US09-8611732
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
-
Mountain Dental Lab Inc Dental Office
-
Dentricity Dental Specialty - Dentist, Orthodontist in Covina 91724 Dental Office
-
Prestigious Home Health Geriatric Care Provider Nursing Home
-
STAR LAND COMPANY Government Office
-
Huls Environmental Management Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.06M
Owner & transaction history
PC Investment LLC · 7 yrs held
PC Investment LLC
since 2018
2 recorded transactions
Zoning & alternative use
CVE5&PCD* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,710,000
Current use
COMMERCIAL (GENERAL)
$4,660,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$4,435,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,925,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$3.06M
Range $2.75M – $3.36M · ±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
$203 / 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
$40,211
Tax year 2024
Assessed value
$3,007,525
Assessed 2024
Previous assessed
$3,007,525
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,367,057
Assessed improvement
$1,640,468
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Stories
1
Total area
15,086 SF
Lot
1.05 ac (45,904 SF)
Zoning code
CVE5&PCD*
APN
8448-019-043
UPID
US09-8611732
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVE5&PCD* · Covina, CA
Zoning CVE5&PCD* · permitted uses
CVE5&PCD* · 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
OFFICE BUILDING Current
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.9M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
PC Investment LLC
Entity
Mailing address
2377 ALAMO HTS DR, DIAMOND BAR, CA 91765-3202
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2018
$2,750,000
PC Investment LLC
Kamran Heldarian
Grant Deed
$1,768,000 · Cathay Bank
Jan 20, 1989
$619,000
Kamran Heidarian
Park View Dr Ass
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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