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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Manufacturing properties
10502 Ilex Ave, Pacoima, CA 91331-3139
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8365318
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Construction
TILT-UP CONCRETE
Total area
5,400 SF
Lot
0.23 ac (10,162 SF)
Zoning code
LAM1
APN
2620-028-031
UPID
US09-8365318
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
-
High Tech Machining Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$678k
Blend (final)
Blend
$1.05M
Owner & transaction history
Ezequiel Daniel Bommer · 3 yrs held
Ezequiel Daniel Bommer
since 2023
7 recorded transactions
Zoning & alternative use
LAM1 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.7M
+30.2%
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 Pacoima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacoima 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%
$1,120,000
6.5%
$1,030,000
7%
$960,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,335,000
Current use
WAREHOUSE, STORAGE
$1,735,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$194 / 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
$26,552
Tax year 2024
Assessed value
$2,145,060
Assessed 2024
Previous assessed
$2,145,060
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,632,000
Assessed improvement
$513,060
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
5,400 SF
Lot
0.23 ac (10,162 SF)
Zoning code
LAM1
APN
2620-028-031
UPID
US09-8365318
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Pacoima, CA
Zoning LAM1 · permitted uses
LAM1 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacoima. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Ezequiel Daniel Bommer
Individual
Mailing address
10658 OVERMAN AVE, CHATSWORTH, CA 91311-2549
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
—
Ezequiel Daniel Bommer
Daniel Bommer
Affidavit Death Of Trustee/successor Trustee
related
—
Dec 29, 2022
—
Daniel Bommer
Daniel Bommer
Intrafamily Transfer
related
—
Dec 12, 2022
$780,000
Daniel Bommer
Jaime A Proano
Grant Deed
—
Dec 12, 2022
—
Jaime A Proano
Jaime A Proano
Affidavit Of Death Of Joint Tenant
related
—
Apr 5, 2000
—
Jaime A Proano
Proano,m
Quit Claim Deed
related
—
Jan 15, 1997
—
Jaime A Proano
Proano,j A
Quit Claim Deed
related
—
Dec 11, 1996
$235,000
Proano,jaime A
Lazar,allen & Patricia
Trustees Deed
$152,750 · Southern Pacific Thrift & Loan
Dec 11, 1996
—
Daniel Bommer
Bommer,n R
Quit Claim Deed
related
—
—
—
Jamie A Proano
—
Deed Of Trust
related
$250,000 · Bank Of America
—
—
Allen Lazar
—
Deed Of Trust
related
$31,700 · Us Small Business Admn
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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