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Property profile & analytics
OFF-MARKET
Estimated value
$3,830,000
Medical Office Space
1111 Covina Blvd San Dimas, CA 91773-3205
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7598667
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1992
Construction
WOOD
Total area
15,467 SF
Lot
1.15 ac (50,145 SF)
Zoning code
SDRA8000*
APN
8385-017-080
UPID
US09-7598667
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
-
Batniji Endodontic Specialty Dental Office
-
Abari Orthodontics and Oral Surgery - San Dimas Dental Office
-
Samir Khalil Batniji Dental Office
-
Dr. Mohsen 'Robin' Abari Dental Office
-
Mohammad Yasser Ascha Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.77M
CAP Approach
CAP
$4.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.83M
Owner & transaction history
Kandamiz LLC · 3 yrs held
Kandamiz LLC
since 2022
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
SDRA8000* · San Dimas, 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 San Dimas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Dimas 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
$3,855,000
ML approach
$3,765,000
CAP Approach
CAP Return
Estimation
6%
$4,890,000
6.5%
$4,515,000
7%
$4,190,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,930,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.83M
Range $3.45M – $4.21M · ±10% · vs last sale $3.85M (Oct 26 2022)
Last sale anchor
$3.85M
Oct 26 2022
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
$248 / 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
$51,857
Tax year 2024
Assessed value
$3,927,000
Assessed 2024
Previous assessed
$3,927,000
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,040,000
Assessed improvement
$1,887,000
Applied tax rate
5.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
15,467 SF
Lot
1.15 ac (50,145 SF)
Zoning code
SDRA8000*
APN
8385-017-080
UPID
US09-7598667
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDRA8000* · San Dimas, CAZoning SDRA8000* · permitted uses
SDRA8000* · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$5.9M
RETAIL STORES
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
1992
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Kandamiz LLC
Entity
Mailing address
1933 N ONYX DR, WALNUT, CA 91789-5114
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2023
—
Kandamiz LLC
—
Deed
related
$5,000,000 · Walnut Creek LLC
Oct 26, 2022
$3,850,000
Kandamiz LLC
Life Pacific University
Grant Deed
—
Dec 8, 2010
$694,500
Life Pacific College
International Ch Of Foursquare Go
Grant Deed
—
Nov 8, 2001
—
Ohanian,armen Tr
Ohanian,a
Quit Claim Deed
related
—
Sep 8, 2000
—
Armen Ohanian
Sdwc Investors,
Deed Of Trust
related
$1,480,000 · American Partners Life Ins
Jul 13, 1999
—
Sdwc Investors
Remarc Investors,
Grant Deed
related
—
May 4, 1999
$1,050,000
Remarc Investors INC
Glenwood San Dimas Medical Cnt
Grant Deed
$1,950,000 · Seller
May 18, 1992
$385,000
Glenwood San Dimas Medical Cente
Gaerliska,tamara
Grant Deed
—
Jun 7, 1991
$76,451
Tamara Gaerliska
Darton,mel R
Trustees Deed
related
—
Jun 5, 1990
$465,000
Darton Melvin R
Exodus Exchange
Trustees Deed
$230,500 · Empire Bank
Feb 10, 1988
$165,000
Tamarus Ent
Gate
Grant Deed
—
—
—
Sdwc Investors LP
—
Deed Of Trust
related
$1,930,000 · Wells Fargo Bank
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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