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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Assisted living facilities
21018 Cienega Ave Covina, CA 91724-1413
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8025990
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
WOOD
Total area
3,106 SF
Lot
0.38 ac (16,445 SF)
Zoning code
LCA17500*
APN
8401-022-060
UPID
US09-8025990
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
$2.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.87M
Owner & transaction history
St John Coptic Orthodox Church · 6 yrs held
St John Coptic Orthodox Church
since 2020
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
LCA17500* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+120.4%
Auto repair, garage
$1.4M
+67.5%
Medical building
$1.4M
+64.6%
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
$2,550,000
ML approach
$2,215,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,890,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,435,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$1,410,000
Change: +65% · Conversion: Difficult
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±10% · vs last sale $1.65M (Mar 11 2020)
Last sale anchor
$1.65M
Mar 11 2020
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
$600 / 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
$11,848
Tax year 2024
Assessed value
$900,647
Assessed 2024
Previous assessed
$900,647
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$670,125
Assessed improvement
$230,522
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,106 SF
Lot
0.38 ac (16,445 SF)
Zoning code
LCA17500*
APN
8401-022-060
UPID
US09-8025990
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA17500* · Covina, CAZoning LCA17500* · permitted uses
LCA17500* · Covina, 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
0.38 ac
Current owner
From public records · entity-resolved
St John Coptic Orthodox Church
Entity
Mailing address
21329 E CIENEGA AVE, COVINA, CA 91724-1415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jan 28, 2022
—
Coptic Orthodox Church St. John
—
Deed
related
$1,250,000 · Farmers & Merchants Bank Of Long Beach
Mar 11, 2020
$1,650,000
St John Coptic Orthodox Church
Lgw Property Management INC
Grant Deed
$1,237,500 · Lgw Prop Mgmt INC
Oct 23, 1989
—
Lgw Prop Mgmt
Turn
Quit Claim Deed
related
—
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$814,799 · Sanwa Bank California
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$293,000 · Pff Bank & Trust
—
—
Lgw
—
Deed Of Trust
related
$1,100,000 · Sanwa Bank California
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$644,564 · Sanwa Bank California
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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