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Property profile & analytics
OFF-MARKET
Estimated value
$12,320,000
Office buildings
10005 Msn Ml Rd Pico Rivera, CA 90601-1739
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-6254735
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
TILT-UP CONCRETE
Total area
52,069 SF
Lot
3.94 ac (171,543 SF)
Zoning code
LCM1DP*
APN
8125-013-022
UPID
US09-6254735
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.49M
Blend (final)
Blend
$12.32M
Owner & transaction history
Oltmans Construction Co · 11 yrs held
Oltmans Construction Co
since 2014
2 recorded transactions
Zoning & alternative use
LCM1DP* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$20.3M
+27.0%
Neighborhood: shopping center
$18.9M
+17.9%
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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,010,000
Current use
AUTO REPAIR, GARAGE
$20,325,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,865,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$15,245,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$14,585,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$13,180,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$12.32M
Range $11.09M – $13.55M · ±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
$237 / 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
$165,156
Tax year 2024
Assessed value
$12,315,074
Assessed 2024
Previous assessed
$12,315,074
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,632,883
Assessed improvement
$10,682,191
Applied tax rate
9.0000
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
52,069 SF
Lot
3.94 ac (171,543 SF)
Zoning code
LCM1DP*
APN
8125-013-022
UPID
US09-6254735
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1DP* · Pico Rivera, CAZoning LCM1DP* · permitted uses
LCM1DP* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$16.0M
AUTO REPAIR, GARAGE
Est. value
$20.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.9M
RETAIL STORES
Est. value
$15.2M
WAREHOUSE, STORAGE
Est. value
$14.6M
INDUSTRIAL (GENERAL)
Est. value
$13.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
3.94 ac
Current owner
From public records · entity-resolved
Oltmans Construction Co
Entity
Mailing address
10005 MSN ML RD, WHITTIER, CA 90601-1739
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2014
—
Oltmans Construction Co
Oltmans Construction Co
Quit Claim Deed
related
$5,100,000 · Miscellaneous Ins Co
Aug 1, 2005
$3,000,000
Oltmans Construction Co
Mission Mill
Quit Claim Deed
related
$5,700,000 · Jefferson-pilot Life Insurance
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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