Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$7,250,000
Manufacturing properties
1165 Edna Pl Covina, CA 91724
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8619434
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1962
Construction
WOOD
Total area
31,775 SF
Lot
1.48 ac (64,524 SF)
Zoning code
CVM1*
APN
8428-020-008
UPID
US09-8619434
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.25M
CAP Approach
CAP
$5.72M
Comparable Approach
Comparable
$8.79M
Blend (final)
Blend
$7.25M
Owner & transaction history
Mil Spec Magnetics INC · 1 yrs held
Mil Spec Magnetics INC
since 2025
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
CVM1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.9M
+49.7%
Commercial (general)
$9.8M
+48.1%
Warehouse, storage
$9.3M
+40.8%
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
$7,250,000
ML approach
$7,250,000
CAP Approach
CAP Return
Estimation
6%
$6,190,000
6.5%
$5,715,000
7%
$5,305,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,630,000
Current use
OFFICE BUILDING
$9,925,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,820,000
Change: +48% · Conversion: Difficult
WAREHOUSE, STORAGE
$9,335,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$7.25M
Range $6.53M – $7.98M · ±10% · vs last sale $7.25M (Nov 6 2024)
Last sale anchor
$7.25M
Nov 6 2024
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
$228 / 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
$88,669
Tax year 2024
Assessed value
$7,395,000
Assessed 2024
Previous assessed
$7,395,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$4,928,640
Assessed improvement
$2,466,360
Applied tax rate
2.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
31,775 SF
Lot
1.48 ac (64,524 SF)
Zoning code
CVM1*
APN
8428-020-008
UPID
US09-8619434
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVM1* · Covina, CA
Zoning CVM1* · permitted uses
CVM1* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$6.6M
OFFICE BUILDING
Est. value
$9.9M
COMMERCIAL (GENERAL)
Est. value
$9.8M
WAREHOUSE, STORAGE
Est. value
$9.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1962
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.48 ac
Current owner
From public records · entity-resolved
Mil Spec Magnetics INC
Entity
Mailing address
169 PACIFIC ST, POMONA, CA 91768-3215
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2025
—
Mil Spec Magnetics INC
Mil Spec Covina LLC
Deed
$2,985,000 · Ampac Tri State Cdc INC
Nov 6, 2024
—
Mil Spec Covina LLC
Nde56 LLC
Intrafamily Transfer
related
—
Jan 12, 2023
$7,250,000
Safe Harbor Exchange As Qi For Mil
Nde56 LLC
Grant Deed
$3,645,000 · Gbc International Bank
Jan 12, 2023
—
Mil Spec Covina LLC
—
Deed
related
$2,916,000 · Gbc International Bank
Feb 23, 2022
$5,410,000
Nde56 LLC
Jwemr Management Group LLC
Grant Deed
$3,615,000 · Calcon Mutual Mortgage LLC
Sep 30, 2021
—
Jwemr Management Group LLC
Sc Management INC
Grant Deed
—
May 31, 2019
—
Sc Management INC
Jwemr Management Group LLC
Quit Claim Deed
—
Jan 10, 2019
$4,500,000
Jwemr Management Group LLC
Martin Arce Properties INC
Grant Deed
$2,658,000 · Martin Arce Properties INC
May 30, 2018
—
Martin Arce Properties INC
—
Deed
related
$504,162 · Joshu A Klein
Dec 11, 2017
—
Martin Arce Properties INC
—
Deed
related
$533,000 · Joshua Klein
—
—
Martin Arce Properties INC
—
Deed Of Trust
related
$275,000 · Descansando Partners LP
—
—
Martin Arce Properties INC
—
Deed Of Trust
related
$500,000 · Joshua Klein
—
—
Martin Arce Properties INC
—
Deed Of Trust
related
$350,000 · Purcell Family Trust
—
—
Martin Arce Properties INC
—
Deed Of Trust
related
$565,000 · Purcell Family Trust
—
—
Martin Arce Properties INC
—
Loan Modification
related
$533,000 · Joshua Klein
—
—
Martin Arce Properties INC
—
Loan Modification
related
$504,162 · Joshu A Klein
Aug 22, 1957
—
—
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1165 Edna Pl?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
