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Property profile & analytics
OFF-MARKET
Estimated value
$4,245,000
Investment properties
135 Badillo St Covina, CA 91723-2117
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8834993
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Construction
TILT-UP CONCRETE
Total area
17,438 SF
Lot
0.25 ac (10,732 SF)
Zoning code
CVTCC*
APN
8445-009-046
UPID
US09-8834993
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
-
McCantyre Apartment Building
-
Trusted Cooling & Heating C HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.25M
Owner & transaction history
WLM DC4 LLC
WLM DC4 LLC
Zoning & alternative use
CVTCC* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+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%
$5,885,000
6.5%
$5,435,000
7%
$5,045,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,390,000
Current use
OFFICE BUILDING
$5,740,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$5,125,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,345,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$4.25M
Range $3.82M – $4.67M · ±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
$243 / 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
$86,660
Tax year 2024
Assessed value
$6,227,132
Assessed 2024
Previous assessed
$6,227,132
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$713,012
Assessed improvement
$5,514,120
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
2021
Construction
TILT-UP CONCRETE
Units
12
Total area
17,438 SF
Lot
0.25 ac (10,732 SF)
Zoning code
CVTCC*
APN
8445-009-046
UPID
US09-8834993
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
$5.4M
OFFICE BUILDING
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
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
2021
Construction
TILT-UP CONCRETE
Units
12
Lot
0.25 ac
Current owner
From public records · entity-resolved
WLM DC4 LLC
Entity
Free & Clear · 0 yrs held
Mailing address
370 E ROWLAND ST, COVINA, CA 91723-3154
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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