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Property profile & analytics
OFF-MARKET
Estimated value
$4,700,000
Apartment buildings
422 Frnt St Covina, CA 91723-1526
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7509806
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
17,922 SF
Lot
0.88 ac (38,145 SF)
Zoning code
CVR3-RD200
APN
8431-019-029
UPID
US09-7509806
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
$4.63M
CAP Approach
CAP
$4.44M
Comparable Approach
Comparable
$5.94M
Blend (final)
Blend
$4.70M
Owner & transaction history
422 Front 200t LP · 3 yrs held
422 Front 200t LP
since 2022
Last sale
$5.1M
7 recorded transactions
Zoning & alternative use
CVR3-RD200 · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.9M
+32.1%
Commercial (general)
$5.5M
+24.0%
Warehouse, storage
$5.3M
+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
$4,220,000
ML approach
$4,630,000
CAP Approach
CAP Return
Estimation
6%
$4,805,000
6.5%
$4,435,000
7%
$4,120,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,465,000
Current use
OFFICE BUILDING
$5,900,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,540,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$5,265,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$4.70M
Range $4.23M – $5.17M · ±10% · vs last sale $5.10M (Dec 30 2022)
Last sale anchor
$5.10M
Dec 30 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
$262 / 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
$68,240
Tax year 2024
Assessed value
$5,202,700
Assessed 2024
Previous assessed
$5,202,700
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$3,570,000
Assessed improvement
$1,632,700
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
1960
Construction
WOOD
Heating
NONE
Cooling
YES
Units
20
Bathrooms
20
Total area
17,922 SF
Lot
0.88 ac (38,145 SF)
Zoning code
CVR3-RD200
APN
8431-019-029
UPID
US09-7509806
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVR3-RD200 · Covina, CA
Zoning CVR3-RD200 · permitted uses
CVR3-RD200 · 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
$4.5M
OFFICE BUILDING
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$5.5M
WAREHOUSE, STORAGE
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1960
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
20
Bathrooms
20
Lot
0.88 ac
Current owner
From public records · entity-resolved
422 Front 200t LP
Entity
Free & Clear · 3 yrs held
Mailing address
10100 CULVER BLVD STE D, CULVER CITY, CA 90232-3174
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2024
—
422 Front 200t LP
—
Deed
related
$4,200,000 · Jpmorgan Chase Bank NA
Dec 30, 2022
$5,100,000
422 Front 200t LP
Alan Fox
Grant Deed
—
Dec 30, 2022
—
Aaron B Frumkin
Emily Song Gelber Frumkin
Intrafamily Transfer
related
—
Dec 19, 2022
—
Aaron B Frumkin
Ronda Fox
Grant Deed
—
Sep 27, 2019
—
Fox,harry D Living Trust
Harry D Fox
Quit Claim Deed
related
—
Aug 20, 2018
—
Frumkin Family Trust
Frumkin Arthur S
Affidavit Of Death
—
Feb 20, 2018
—
Harry D Fox
Fox,lorraine
Affidavit Of Death
related
—
Aug 18, 2008
—
Frumkin Family Trust
Fox,ronda
Quit Claim Deed
related
—
Apr 8, 2002
$386,500
Alan Fox
Fox,harry D & Lorraine S
Grant Deed
related
—
Jul 12, 1965
—
Harry D Fox
—
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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