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Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Manufacturing properties
745 Dodsworth Ave Covina, CA 91724-2408
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8335754
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.59 ac (25,736 SF)
Zoning code
CVM1*
APN
8428-021-009
UPID
US09-8335754
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
-
RTM Machining Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.58M
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.72M
Owner & transaction history
Elcc LLC · 4 yrs held
Elcc LLC
since 2022
Last sale
$2.9M
4 recorded transactions
Zoning & alternative use
CVM1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.1M
+49.7%
Commercial (general)
$3.1M
+48.1%
Warehouse, storage
$2.9M
+40.8%
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
$2,505,000
ML approach
$2,580,000
CAP Approach
CAP Return
Estimation
6%
$1,950,000
6.5%
$1,800,000
7%
$1,670,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,085,000
Current use
OFFICE BUILDING
$3,125,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,090,000
Change: +48% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,940,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $2.88M (Jun 10 2022)
Last sale anchor
$2.88M
Jun 10 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
$272 / 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
$35,907
Tax year 2024
Assessed value
$2,990,733
Assessed 2024
Previous assessed
$2,990,733
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,176,516
Assessed improvement
$814,217
Applied tax rate
2.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
1
Total area
10,000 SF
Lot
0.59 ac (25,736 SF)
Zoning code
CVM1*
APN
8428-021-009
UPID
US09-8335754
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
3
Lot
0.59 ac
Current owner
From public records · entity-resolved
Elcc LLC
Entity
Free & Clear · 4 yrs held
Mailing address
15901 RED HL AVE STE #205, TUSTIN, CA 92780-7318
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2022
$2,875,000
Elcc LLC
Scott A Perone
Grant Deed
—
Aug 19, 2015
$1,135,000
Scott A Perone
Indie Properties INC
Grant Deed
$850,000 · Wells Fargo Bank NA
Aug 19, 2015
—
Mark V Perone
Perone,laura L
Quit Claim Deed
related
—
Jun 23, 2006
—
Indie Properties INC
Martin Arce Properties INC
Grant Deed
—
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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