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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Office buildings
635 1st Ave Covina, CA 91723-3539
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6347738
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1955
Construction
TILT-UP CONCRETE
Total area
2,305 SF
Lot
0.16 ac (6,876 SF)
Zoning code
CVCPYY
APN
8451-007-034
UPID
US09-6347738
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
-
Law Offices of Paul A. Eads, A.P.C. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$828k
Blend (final)
Blend
$670k
Owner & transaction history
Eads,p A & Lopez Z Trust · 5 yrs held
Eads,p A & Lopez Z Trust
since 2020
Last sale
$525,000
7 recorded transactions
Zoning & alternative use
CVCPYY · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+40.5%
Medical building
$1.1M
+38.1%
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
$680,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$825,000
7%
$770,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$760,000
Current use
AUTO REPAIR, GARAGE
$1,065,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$1,050,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$710,000
Change: -6% · Conversion: Easy
WAREHOUSE, STORAGE
$675,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $525k (Sep 17 2020)
Last sale anchor
$525k
Sep 17 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
$291 / 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
$8,242
Tax year 2024
Assessed value
$574,159
Assessed 2024
Previous assessed
$574,159
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$273,408
Assessed improvement
$300,751
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,305 SF
Lot
0.16 ac (6,876 SF)
Zoning code
CVCPYY
APN
8451-007-034
UPID
US09-6347738
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
OFFICE BUILDING Current
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$710,000
WAREHOUSE, STORAGE
Est. value
$675,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL 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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Eads,p A & Lopez Z Trust
Trust
Free & Clear · 5 yrs held
Mailing address
1265 E WINGATE ST, COVINA, CA 91724-2534
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2020
—
Eads,p A & Lopez Z Trust
Paul A Eads
Quit Claim Deed
related
—
Apr 24, 2019
$525,000
Paul A Eads
Blakey,gladys C & Mark L
Grant Deed
—
Apr 24, 2019
—
Mark L Blakey
Blakey,susan R
Quit Claim Deed
related
—
Feb 15, 2007
—
Mark L Blakey
Blakey,susan R
Quit Claim Deed
related
$275,000 · Vineyard Bank
Feb 7, 2002
$230,000
Gladys C Blakey
Chgen,sze-yen
Grant Deed
$186,000 · Southland Business Bank
Mar 18, 1999
—
Szu-ying Chen
Huang,c
Quit Claim Deed
related
—
Feb 18, 1999
$239,000
Szy-ying Chen
Huang,chun-lin
Grant Deed
$100,000 · Omni Bank
Jun 25, 1990
$55,500
Chunlin Huang
Bartos Mike
Grant Deed
related
—
—
—
Chun L Huang
—
Deed Of Trust
related
$100,000 · 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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