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Property profile & analytics
OFF-MARKET
Estimated value
$2,855,000
Apartment buildings
645 Ruddock St 1 Covina, CA 91723-1715
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8749025
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
5,621 SF
Lot
0.17 ac (7,499 SF)
Zoning code
CVRD2000*
APN
8429-012-024
UPID
US09-8749025
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
$2.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$2.86M
Owner & transaction history
Sri Canoga LLC · 3 yrs held
Sri Canoga LLC
since 2022
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
CVRD2000* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+161.3%
Neighborhood: shopping center
$3.4M
+144.2%
Auto repair, garage
$2.6M
+85.6%
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
$2,775,000
ML approach
$2,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,660,000
Change: +161% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,420,000
Change: +144% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,600,000
Change: +86% · Conversion: Difficult
MEDICAL BUILDING
$2,555,000
Change: +82% · Conversion: Moderate
OFFICE BUILDING
$1,850,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,735,000
Change: +24% · Conversion: Moderate
Blend value · Realmo final
$2.86M
Range $2.57M – $3.14M · ±10% · vs last sale $3.35M (Aug 18 2022)
Last sale anchor
$3.35M
Aug 18 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
$508 / 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
$22,286
Tax year 2024
Assessed value
$1,708,500
Assessed 2024
Previous assessed
$1,708,500
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,300,500
Assessed improvement
$408,000
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
1961
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Total area
5,621 SF
Lot
0.17 ac (7,499 SF)
Zoning code
CVRD2000*
APN
8429-012-024
UPID
US09-8749025
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVRD2000* · Covina, CA
Zoning CVRD2000* · permitted uses
CVRD2000* · 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
RESTAURANT
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1961
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Lot
0.17 ac
Current owner
From public records · entity-resolved
Sri Canoga LLC
Entity
Mailing address
971 N AZUSA AVE, COVINA, CA 91722-2643
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
$3,350,500
Sri Canoga LLC
Paul F Forgette
Grant Deed
$1,650,000 · Luther Burbank Mortgage
Sep 28, 2021
—
Paul F Forgette
—
Deed
related
$1,475,000 · Jpmorgan Chase Bank NA
Apr 30, 2019
—
Forgette Family Trust
—
Grant Deed
related
$1,475,000 · Jp Morgan Chase Bk
Mar 21, 2016
—
The Forgette Family Trust
Paul Forgette
Intrafamily Transfer
related
$1,375,000 · Jpmorgan Chase Bank NA
Oct 2, 1996
$425,000
Paul Foregette
Federal National Mortgage Assn
Grant Deed
$318,750 · Home Savings Of America
Aug 13, 1990
$880,000
Transponder INC
Sokolik Joseph N
Trustees Deed
—
Aug 13, 1990
$549,909
Hsu Fan J
Transponder INC
Trustees Deed
$575,000 · Western Federal Savings & Loan
—
—
Paul Forgette
—
Deed Of Trust
related
$550,000 · Quaker City Financial Corp
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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