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Property profile & analytics
OFF-MARKET
Estimated value
$3,960,000
Manufacturing properties
837 Dodsworth Ave Covina, CA 91724-2488
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6460457
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
18,200 SF
Lot
1.95 ac (84,986 SF)
Zoning code
CVM1*
APN
8428-021-007
UPID
US09-6460457
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
by Request
CAP Approach
CAP
$3.27M
Comparable Approach
Comparable
$5.03M
Blend (final)
Blend
$3.96M
Owner & transaction history
Elcc LLC · 1 yrs held
Elcc LLC
since 2025
Last sale
$3.8M
6 recorded transactions
Zoning & alternative use
CVM1* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+49.7%
Commercial (general)
$5.6M
+48.1%
Warehouse, storage
$5.4M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,545,000
6.5%
$3,270,000
7%
$3,040,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,795,000
Current use
OFFICE BUILDING
$5,685,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,625,000
Change: +48% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,350,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$3.96M
Range $3.56M – $4.36M · ±10% · vs last sale $3.77M (Dec 14 2024)
Last sale anchor
$3.77M
Dec 14 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
$218 / 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
$72,413
Tax year 2024
Assessed value
$6,006,228
Assessed 2024
Previous assessed
$6,006,228
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,985,772
Assessed improvement
$2,020,456
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
18,200 SF
Lot
1.95 ac (84,986 SF)
Zoning code
CVM1*
APN
8428-021-007
UPID
US09-6460457
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
$3.8M
OFFICE BUILDING
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$5.4M
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.95 ac
Current owner
From public records · entity-resolved
Elcc LLC
Entity
Free & Clear · 1 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
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2025
$3,770,000
Elcc LLC
Cepc LLC
Grant Deed
—
Jan 21, 2022
$9,400,000
Elcc LLC
Thomas Giandomenico
Grant Deed
—
Nov 23, 2004
$100,000
Giandomenico Thomas Trust
Gartland,diane A
Grant Deed
—
Mar 1, 2001
$45,000
Giandomenico Trust
Reinders,donald C
Grant Deed
$1,105,000 · Wells Fargo Bank
Nov 21, 1996
$18,000
Giandomenico Trust
Cesene,leonard F
Grant Deed
—
—
—
Reinders
—
Deed Of Trust
related
$1,300,000 · Wells Fargo 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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