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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Office buildings
957 Vlg Oaks Dr Covina, CA 91724-3696
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8611727
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
WOOD
Total area
5,511 SF
Lot
0.33 ac (14,340 SF)
Zoning code
CVA1PCD*
APN
8447-031-033
UPID
US09-8611727
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
-
Mixteca Legal Services & Associates Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
$2.33M
Blend (final)
Blend
$1.77M
Owner & transaction history
Heritage Group Homes INC · 4 yrs held
Heritage Group Homes INC
since 2022
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
CVA1PCD* · Covina, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.6M
+48.1%
Medical building
$2.5M
+45.5%
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
$1,770,000
ML approach
$1,795,000
CAP Approach
CAP Return
Estimation
6%
$2,140,000
6.5%
$1,975,000
7%
$1,835,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,720,000
Current use
AUTO REPAIR, GARAGE
$2,550,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$2,505,000
Change: +46% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,705,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$1,620,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,435,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10% · vs last sale $1.76M (Mar 24 2022)
Last sale anchor
$1.76M
Mar 24 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
$321 / 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
$2,915
Tax year 2024
Assessed value
$1,695,852
Assessed 2024
Previous assessed
$1,695,852
+0.0% YoY
Effective rate
0.17%
On assessed value
Assessed land
$1,206,864
Assessed improvement
$488,988
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
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
5,511 SF
Lot
0.33 ac (14,340 SF)
Zoning code
CVA1PCD*
APN
8447-031-033
UPID
US09-8611727
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CVA1PCD* · Covina, CA
Zoning CVA1PCD* · permitted uses
CVA1PCD* · 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
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1981
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Heritage Group Homes INC
Entity
Mailing address
PO BOX 8400, LA VERNE, CA 91750-8400
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2022
$1,760,000
Heritage Group Homes INC
H & C Holdings LLC
Grant Deed
—
Sep 28, 2020
—
H & C Holdings LLC
—
Deed
related
$857,682 · Citizens Business Bank
Nov 17, 2016
—
H & C Holdings LLC
—
Deed
related
$1,040,000 · Bank Of America
Apr 17, 2007
$1,500,000
H & C Holdings LLC
Gayle E Pacheco
Grant Deed
$760,000 · First National Bank
Apr 16, 2007
$1,500,000
H & C Holdings LLC
Pacheco,robert & Gayle E
Grant Deed
related
$760,000 · First National Bank Arizona
Jun 6, 2000
$600,000
Robert Pacheco
Harold Trust
Grant Deed
$553,500 · Heller First Capital
Feb 23, 1994
—
Harold,forrest M&ferdenda P Tr
Harold,f M Trust
Quit Claim Deed
related
—
—
—
H & C Holdings LLC
—
Deed Of Trust
related
$626,000 · Cdc Small Business Finance Co
—
—
H & C Holdings LLC
—
Deed Of Trust
related
$1,040,000 · Bank Of America
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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