Back to Search
Property profile & analytics
FOR LEASE
Office buildings
281 E Workman St Covina, CA 91723
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7509820
For Lease
$3,890,000
281 E Workman St, Covina, CA 91723
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Construction
WOOD
Total area
20,784 SF
Lot
1.1 ac (47,941 SF)
Zoning code
CVCPYY
APN
8451-010-018
UPID
US09-7509820
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
-
Careprovider.org LLC Training Center
-
Xrcloud Tech Support Center (Bike/Boat/Book/etc) Store
-
New Beginning Community Ministries Church Mosque
-
Key Skilled Personnel, Inc. Employment Agency
-
Choice A Home Health Services Geriatric Care Provider Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.93M
Blend (final)
Blend
$3.89M
Owner & transaction history
Elevate Capital Enterprise INC
Elevate Capital Enterprise INC
since 2025
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
CVCPYY · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,420,000
Change: -6% · Conversion: Easy
WAREHOUSE, STORAGE
$6,105,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.89M
Range $3.50M – $4.28M · ±10% · vs last sale $4.35M (Jan 2 2025)
Last sale anchor
$4.35M
Jan 2 2025
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
$187 / 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
$29,026
Tax year 2024
Assessed value
$2,064,906
Assessed 2024
Previous assessed
$2,064,906
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$782,963
Assessed improvement
$1,281,943
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1962
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
20,784 SF
Lot
1.1 ac (47,941 SF)
Zoning code
CVCPYY
APN
8451-010-018
UPID
US09-7509820
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVCPYY · Covina, CA
Zoning CVCPYY · permitted uses
CVCPYY · 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)
Est. value
$6.4M
WAREHOUSE, STORAGE
Est. value
$6.1M
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
2
Buildings
2
Lot
1.1 ac
Current owner
From public records · entity-resolved
Elevate Capital Enterprise INC
Entity
Mailing address
2764 LK SAHARA DR STE #115, LAS VEGAS, NV 89117-3400
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2025
—
Elevate Capital Enterprise INC
Alvin Morales Pedroche
Grant Deed
—
Apr 2, 2025
$4,350,000
Alvin Pedroche
Diamond Creek Holdings LLC Series 9
Grant Deed
—
Apr 2, 2025
—
Nicole Manahan Glyka
Mark Manlapat
Deed
related
—
Aug 18, 2015
—
Diamond Creek Holdings LLC Ser
Diamond Creek Holding LLC
Quit Claim Deed
—
Feb 11, 2013
—
Diamond Creek Holdings LLC
Ziroli Family Trust
Quit Claim Deed
related
—
Aug 11, 2004
—
Ziroli,tr
Ziroli,clement & Dawn M
Quit Claim Deed
related
—
Jul 13, 2004
—
Clement Ziroli
Ziroli,tr
Quit Claim Deed
related
$1,000,000 · Bank Of Orange County
Mar 7, 2002
—
Clement Ziroli
Ziroli,c & D M Tr
Quit Claim Deed
related
—
Dec 28, 2001
—
Ziroli,clement & Dawn M Tr
Ziroli
Quit Claim Deed
related
—
Oct 30, 2001
—
Ziroli
Ziroli,c & D
Quit Claim Deed
related
—
May 25, 2001
$675,000
Clement Ziroli
Lake Tahoe Community Trust
Grant Deed
$472,500 · Quaker City Bank
Dec 23, 1999
—
Lake Tahoe Community Tr And Bake
—
Deed Of Trust
related
—
Apr 19, 1995
—
Baker Rodney A
Lacommare,j & J Trustees
Grant Deed
related
—
Mar 11, 1994
—
Lacommare James
Lacommare,j&j
Quit Claim Deed
related
—
May 11, 1990
$862,500
Lacommare James
Equity Transfer
Trustees Deed
$1,225,000 · Elizabeth Baker
Nov 28, 1989
—
Chultz Arthur B
Schul
Quit Claim Deed
related
—
—
—
Diamond Creek Holdings LLC
—
Deed Of Trust
related
$4,000,000 · Ziroli Family Trust (pt)
—
—
Ziroli Family Trust
—
Deed Of Trust
related
$500,000 · Bank Of Orange County
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?”
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.
