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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Investment properties
120 Badillo St Covina, CA 91723-2134
Trust Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9655627
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
WOOD
Total area
2,540 SF
Lot
0.1 ac (4,375 SF)
Zoning code
CVTCC*
APN
8445-010-005
UPID
US09-9655627
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
-
Dial One Mon-Arc Plumbing Co Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$790k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
Gonzalez,francisco R Living Trust · 6 yrs held
Gonzalez,francisco R Living Trust
since 2019
7 recorded transactions
Zoning & alternative use
CVTCC* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$835,000
+6.5%
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%
$855,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$785,000
Current use
OFFICE BUILDING
$835,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$745,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$252 / 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
$7,330
Tax year 2024
Assessed value
$536,097
Assessed 2024
Previous assessed
$536,097
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$402,074
Assessed improvement
$134,023
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
1890
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,540 SF
Lot
0.1 ac (4,375 SF)
Zoning code
CVTCC*
APN
8445-010-005
UPID
US09-9655627
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVTCC* · Covina, CA
Zoning CVTCC* · permitted uses
CVTCC* · 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
$785,000
OFFICE BUILDING
Est. value
$835,000
WAREHOUSE, STORAGE
Est. value
$745,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1890
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Gonzalez,francisco R Living Trust
Trust
Free & Clear · 6 yrs held
Mailing address
1401 S MONTEZUMA WAY, WEST COVINA, CA 91791-3741
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2019
$500,000
Gonzalez,francisco R Living Trust
Long Family Trust
Grant Deed
—
Jan 8, 2019
—
Owner Name Unavailable
Long,eldon D
Affidavit Of Death
—
Nov 1, 2018
—
Owner Name Unavailable
Long,eldon D
Affidavit Of Death
—
Oct 25, 2013
—
Eldon D Long
Long,donna M
Affidavit Of Death
related
—
Feb 1, 2011
—
John N Pellizzon
Pellizzon,kelly J
Quit Claim Deed
related
—
Feb 1, 2011
$320,000
Long Family Trust
Pellizzon,john N
Grant Deed
—
Jan 26, 2011
—
John N Pellizzon
Pellizzon N & E Trust
Quit Claim 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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