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Property profile & analytics
OFF-MARKET
Estimated value
$15,315,000
Manufacturing properties
1020 Wallace Way, City Of Industry, CA 91748-1027
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8037967
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2022
Construction
TILT-UP CONCRETE
Total area
55,880 SF
Lot
2.55 ac (111,232 SF)
Zoning code
IDM*
APN
8264-004-093
UPID
US09-8037967
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
$10.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.32M
Owner & transaction history
Freedom International Group Ltd · 4 yrs held
Freedom International Group Ltd
since 2022
Last sale
$17.9M
7 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$25.4M
+79.6%
Auto repair, garage
$21.8M
+54.2%
Neighborhood: shopping center
$20.2M
+43.1%
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 City Of Industry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs City Of Industry 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
$15,565,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,885,000
6.5%
$10,045,000
7%
$9,330,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$14,145,000
Current use
MEDICAL BUILDING
$25,400,000
Change: +80% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,810,000
Change: +54% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$20,245,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$17,180,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$16,365,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$15,650,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$15.32M
Range $13.78M – $16.85M · ±10% · vs last sale $17.85M (Apr 20 2022)
Last sale anchor
$17.85M
Apr 20 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
$274 / 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
$230,964
Tax year 2024
Assessed value
$18,573,220
Assessed 2024
Previous assessed
$18,573,220
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$7,386,840
Assessed improvement
$11,186,380
Applied tax rate
13.0000
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
2022
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
55,880 SF
Lot
2.55 ac (111,232 SF)
Zoning code
IDM*
APN
8264-004-093
UPID
US09-8037967
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDM* · City Of Industry, CA
Zoning IDM* · permitted uses
IDM* · City Of Industry, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
City Of Industry. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$14.1M
MEDICAL BUILDING
Est. value
$25.4M
AUTO REPAIR, GARAGE
Est. value
$21.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.2M
OFFICE BUILDING
Est. value
$17.2M
RETAIL STORES
Est. value
$16.4M
WAREHOUSE, STORAGE
Est. value
$15.7M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
2022
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
2.55 ac
Current owner
From public records · entity-resolved
Freedom International Group Ltd
Entity
Free & Clear · 4 yrs held
Mailing address
17358 RAILROAD ST, CITY OF INDUSTRY, CA 91748-1023
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
$17,852,000
Freedom International Group Ltd
Wallace Development LLC
Grant Deed
—
Jul 6, 2021
—
City Of Industry
Wallace Development LLC
Grant Deed
—
Jun 15, 2021
—
Wallace Development LLC
—
Deed
related
$9,180,000 · Cathay Bank
Sep 30, 2020
$5,975,000
Wallace Development LLC
Engineering Model Associates INC
Grant Deed
$2,800,000 · Cathay Bank
Nov 23, 2016
—
Pti Us Towers II LLC
—
Deed
related
$1,000,000,000 · Toronto Dominion Tx
—
—
Pti Us Towers II LLC
—
Deed Of Trust
related
$1,000,000,000 · Toronto Dominion Tx
Dec 8, 1964
$62,500
—
—
Grant Deed
related
—
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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