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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Apartment buildings
227 Vecino Dr Covina, CA 91723-2334
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7509763
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
3,120 SF
Lot
0.2 ac (8,668 SF)
Zoning code
CVR3-RD125
APN
8429-030-014
UPID
US09-7509763
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
$410k
CAP Approach
CAP
$770k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
Azeroth 28 LP · 3 yrs held
Azeroth 28 LP
since 2023
7 recorded transactions
Zoning & alternative use
CVR3-RD125 · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+32.1%
Commercial (general)
$965,000
+24.0%
Warehouse, storage
$915,000
+17.9%
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
$410,000
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$780,000
Current use
OFFICE BUILDING
$1,025,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$965,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$915,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$715,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$200 / 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
$21,832
Tax year 2024
Assessed value
$1,683,000
Assessed 2024
Previous assessed
$1,683,000
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,326,000
Assessed improvement
$357,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
6
Total area
3,120 SF
Lot
0.2 ac (8,668 SF)
Zoning code
CVR3-RD125
APN
8429-030-014
UPID
US09-7509763
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVR3-RD125 · Covina, CA
Zoning CVR3-RD125 · permitted uses
CVR3-RD125 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$780,000
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$965,000
WAREHOUSE, STORAGE
Est. value
$915,000
RETAIL STORES
Est. value
$715,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
6
Lot
0.2 ac
Current owner
From public records · entity-resolved
Azeroth 28 LP
Entity
Mailing address
4900 SANTA ANITA AVE STE 2C, EL MONTE, CA 91731-1490
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2026
—
Azeroth 28 LP
—
Deed
related
$10,647,000 · Symetra Life Insurance Co
Mar 29, 2023
—
Azeroth 28 LP
Golden Opportunity No 28 LP
Grant Deed
$4,763,900 · East West Bank
Aug 28, 2019
$1,080,000
Golden Opportunity No 28 LP
Sharon Villegas
Grant Deed
$1,080,000 · Western Alliance Bank
Nov 28, 2005
—
Villegas Sharon Trust
Villegas,sharon
Quit Claim Deed
related
—
Dec 30, 2004
$613,000
Sharon Villegas
Derean Beulah Trust
Grant Deed
—
Dec 29, 2004
—
Knoll Donna Tr
Gibbs,beulah D
Affidavit Of Death
related
—
Apr 20, 2004
—
Gibbs,tr
Gibbs,tr
Quit Claim Deed
related
—
—
—
Buelah,d Gibbs Trustee
—
Deed Of Trust
related
$75,000 · Didion Trust
Mar 30, 1966
$17,000
—
—
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.
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