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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Office buildings
712 Citrus Ave Covina, CA 91723-1114
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8386185
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1973
Construction
TILT-UP CONCRETE
Total area
2,470 SF
Lot
0.23 ac (10,055 SF)
Zoning code
CVM1*
APN
8430-017-011
UPID
US09-8386185
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
-
Emergency Animal Hospital of San Gabriel Valley Veterinary Clinic
-
Quality Care Animal Hospital PERMANENTLY CLOSED Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$675k
Owner & transaction history
Samir Sargious · 6 yrs held
Samir Sargious
since 2019
5 recorded transactions
Zoning & alternative use
CVM1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$825,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$815,000
Current use
MEDICAL BUILDING
$1,125,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$765,000
Change: -6% · Conversion: Easy
WAREHOUSE, STORAGE
$725,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±10%
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
$273 / 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
$10,422
Tax year 2024
Assessed value
$750,538
Assessed 2024
Previous assessed
$750,538
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$450,323
Assessed improvement
$300,215
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,470 SF
Lot
0.23 ac (10,055 SF)
Zoning code
CVM1*
APN
8430-017-011
UPID
US09-8386185
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVM1* · Covina, CA
Zoning CVM1* · permitted uses
CVM1* · 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
$815,000
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$765,000
WAREHOUSE, STORAGE
Est. value
$725,000
OFFICE BUILDING Current
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Samir Sargious
Individual
Mailing address
645 S MICHILLINDA AVE, PASADENA, CA 91107-5708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2019
$700,000
Samir Sargious
Allaf P & L 2012 L/tr
Grant Deed
$312,500 · Ailaf Paul & Linda L/tr (lt)
Mar 7, 2013
—
Allaf Paul & Linda Trust
Allaf,paul H & Linda S
Quit Claim Deed
related
—
Nov 18, 2009
$630,000
Paul H Allaf
Helmuth,christopher J
Grant Deed
—
Oct 26, 1999
—
Helmuth,christopher J
Cady,a E & C M
Trustees Deed
related
—
—
—
Christopher J Helmuth
—
Deed Of Trust
related
$176,800 · Cady Trust
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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