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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Retail space
311 Citrus Ave Covina, CA 91723
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-6464220
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1921
Construction
TILT-UP CONCRETE
Total area
5,000 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CVTCC*
APN
8431-029-002
UPID
US09-6464220
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
$1.49M
CAP Approach
CAP
$1.70M
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.58M
Owner & transaction history
Raymond Bazikyan · 4 yrs held
Raymond Bazikyan
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
CVTCC* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+101.5%
Medical building
$2.3M
+98.0%
Office building
$1.6M
+43.4%
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
$1,475,000
ML approach
$1,490,000
CAP Approach
CAP Return
Estimation
6%
$1,845,000
6.5%
$1,700,000
7%
$1,580,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,150,000
Current use
AUTO REPAIR, GARAGE
$2,315,000
Change: +101% · Conversion: Difficult
MEDICAL BUILDING
$2,275,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$1,645,000
Change: +43% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,545,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$1,470,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±10% · vs last sale $1.60M (Jun 3 2022)
Last sale anchor
$1.60M
Jun 3 2022
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
$315 / 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
$12,205
Tax year 2024
Assessed value
$894,853
Assessed 2024
Previous assessed
$894,853
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$575,857
Assessed improvement
$318,996
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1921
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,000 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CVTCC*
APN
8431-029-002
UPID
US09-6464220
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
RETAIL STORES Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1921
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Raymond Bazikyan
Individual
Free & Clear · 4 yrs held
Mailing address
311 N CITRUS AVE, COVINA, CA 91723
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2025
—
Raimond Bazikvan
—
Deed
related
$1,000,000 · Christopher R Donoghue
Oct 25, 2024
—
Raymond Bazikyan
—
Deed
related
$600,000 · Private Money Solutions LP
Jun 3, 2022
$1,600,000
Raymond Bazikyan
Antony Bradley
Grant Deed
—
Jun 3, 2022
—
Raymond Bazikyan
Anait Aslanyan
Intrafamily Transfer
related
—
Nov 21, 2019
—
Noel D Dangelo
Dangelo Joseph L Trust
Quit Claim Deed
—
Mar 16, 2011
—
Bradley Family Trust
Dangelo,joseph L
Quit Claim Deed
related
—
Feb 10, 2011
—
Joseph L Dangelo
Dangelo Family Trust
Quit Claim Deed
related
—
Feb 6, 2009
—
Antony Bradley
Zelda G Epstein
Grant Deed
$450,000 · Wells Fargo Bank NA
Mar 27, 2003
—
Dangelo,tr
Dangelo,j L & Valerie A
Quit Claim Deed
related
—
Mar 21, 2003
—
Dangelo J L
Glesener Pharmacy
Grant Deed
related
—
Mar 28, 2002
—
Dangelo,j L & Valerie A Tr
Dangelo,j L & V A
Quit Claim Deed
related
—
Mar 31, 1994
$160,000
D Angelo Joseph L
Long,eldon D & D
Grant Deed
$230,000 · Seller
Aug 16, 1989
$210,000
Eldon D Long
Crickmore Claren
Grant Deed
$168,000 · Crickmore Claren
—
—
General Ptshp
—
Deed Of Trust
related
$150,000 · Individual
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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