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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Apartment buildings
663 Ruddock St Covina, CA 91723-1718
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7509815
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
5,656 SF
Lot
0.17 ac (7,373 SF)
Zoning code
CVRD2000*
APN
8429-012-022
UPID
US09-7509815
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
$1.75M
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
Dion P Santos JR · 1 yrs held
Dion P Santos JR
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
CVRD2000* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.6M
+85.6%
Medical building
$2.6M
+82.4%
Office building
$1.9M
+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
$1,750,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
$1,515,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,410,000
Current use
AUTO REPAIR, GARAGE
$2,615,000
Change: +86% · Conversion: Difficult
MEDICAL BUILDING
$2,570,000
Change: +82% · Conversion: Moderate
OFFICE BUILDING
$1,860,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,750,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,660,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.75M (Oct 1 2024)
Last sale anchor
$1.75M
Oct 1 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
$309 / 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
$10,793
Tax year 2024
Assessed value
$695,107
Assessed 2024
Previous assessed
$695,107
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$252,737
Assessed improvement
$442,370
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
7
Bathrooms
7
Total area
5,656 SF
Lot
0.17 ac (7,373 SF)
Zoning code
CVRD2000*
APN
8429-012-022
UPID
US09-7509815
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.7M
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
1961
Construction
WOOD
Heating
NONE
Units
7
Bathrooms
7
Lot
0.17 ac
Current owner
From public records · entity-resolved
Dion P Santos JR
Individual
Mailing address
346 S ORANGE AVE, MONTEREY PARK, CA 91755-7535
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2025
—
Dion P Santos JR
Dion P Santos JR
Deed
related
—
Oct 1, 2024
$1,750,000
Dion P Santos JR
Cmf Partnership LLC
Grant Deed
$1,093,750 · Ice Lender Holdings LLC
Oct 19, 2021
—
Cmf Partnership LLC
—
Deed
related
$805,000 · Jpmorgan Chase Bank NA
Aug 2, 2019
—
Cmi Partnership LLC
—
Deed
related
$760,000 · Jpmorgan Chase Bank NA
Jul 6, 2017
—
Cmf Partnership LLC
—
Deed
related
$515,000 · Jpmorgan Chase Bank NA
Nov 1, 2007
—
Cmf Partnership LLC
Paul Forgette
Grant Deed
$575,000 · Citibank NA
Aug 15, 2002
$485,000
Paul Forgette
Igle,george
Grant Deed
$363,750 · Quaker City Bank
Aug 14, 2002
$485,000
Paul Forgette
Ige,george
Grant Deed
$363,750 · Quaker City Bank
Nov 15, 1995
$275,000
Ige,george
First Federal Bank Ca
Trustees Deed
$219,000 · First Federal Bank Ca
Nov 15, 1995
—
George Ige
Ige,r T
Quit Claim Deed
related
—
Jun 20, 1995
$315,000
First Federal Bank Ca
Trader,shirley A
Trustees Deed
related
—
Apr 14, 1992
$480,000
Shirley A Trader
Snyder & Kilmer
Grant Deed
$360,000 · First Federal Savings & Loan
—
—
Paul Forgette
—
Deed Of Trust
related
$569,750 · Commercial Capital Bank Fsb
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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