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Property profile & analytics
OFF-MARKET
Estimated value
$2,290,000
Apartment buildings
638 Badillo St Covina, CA 91723-2822
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6416038
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
7,034 SF
Lot
0.26 ac (11,428 SF)
Zoning code
CVR3-RD300
APN
8446-008-005
UPID
US09-6416038
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
$2.29M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.29M
Owner & transaction history
Nassim B Hanna · 2 yrs held
Nassim B Hanna
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
CVR3-RD300 · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+85.6%
Medical building
$3.2M
+82.4%
Office building
$2.3M
+32.1%
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
$2,290,000
ML approach
$2,290,000
CAP Approach
CAP Return
Estimation
6%
$1,885,000
6.5%
$1,740,000
7%
$1,615,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,755,000
Current use
AUTO REPAIR, GARAGE
$3,255,000
Change: +86% · Conversion: Difficult
MEDICAL BUILDING
$3,200,000
Change: +82% · Conversion: Moderate
OFFICE BUILDING
$2,315,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,175,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,065,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$2.29M
Range $2.06M – $2.52M · ±10% · vs last sale $2.29M (May 2 2024)
Last sale anchor
$2.29M
May 2 2024
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
$326 / 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
$13,591
Tax year 2024
Assessed value
$922,940
Assessed 2024
Previous assessed
$922,940
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$283,977
Assessed improvement
$638,963
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
1988
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
7
Bathrooms
6
Total area
7,034 SF
Lot
0.26 ac (11,428 SF)
Zoning code
CVR3-RD300
APN
8446-008-005
UPID
US09-6416038
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVR3-RD300 · Covina, CA
Zoning CVR3-RD300 · permitted uses
CVR3-RD300 · 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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS) 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
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
7
Bathrooms
6
Lot
0.26 ac
Current owner
From public records · entity-resolved
Nassim B Hanna
Individual
Mailing address
1320 AVE 64, PASADENA, CA 91105-2700
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2024
$2,287,500
Nassim B Hanna
Linda Kha La
Grant Deed
—
Jan 30, 2003
$840,000
L Kha-la
Yu,tr
Grant Deed
$630,000 · United Commercial Bank
Jan 30, 2003
—
Linda Kha-la
La,steve N
Quit Claim Deed
related
—
Feb 2, 1999
—
Diep,kathleen Tr
—
Deed Of Trust
related
—
Sep 27, 1994
—
Kathleen Diep
Diep,k B
Quit Claim Deed
related
—
Aug 9, 1988
$653,500
Diep Kathleen
Moran Russell
Trustees Deed
—
Aug 9, 1988
—
Kathleen Diep
Diep Kathleen&
Quit Claim Deed
related
—
—
—
Linda Kha-la
—
Deed Of Trust
related
$630,000 · United Commercial Bank
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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