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Property profile & analytics
FOR SALE
Industrial properties
10602 Humbolt St Los Alamitos, CA 90720
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-3145382
For Sale
$2,859,500
10602 Humbolt St, Los Alamitos, CA 90720
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1979
Total area
5,283 SF
Lot
0.28 ac (12,310 SF)
APN
242-242-82
UPID
US09-3145382
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
-
Sure Forming Systems Inc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.52M
Blend (final)
Blend
$2.34M
Owner & transaction history
Humbolt LLC
Humbolt LLC
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+111.5%
Retail stores
$2.6M
+51.0%
Commercial (general)
$2.5M
+48.5%
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 Los Alamitos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Alamitos 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
$1,985,000
ML approach
$2,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,705,000
Current use
RESTAURANT
$3,605,000
Change: +111% · Conversion: Difficult
RETAIL STORES
$2,575,000
Change: +51% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,530,000
Change: +49% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,480,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,355,000
Change: +38% · Conversion: Easy
OFFICE BUILDING
$2,265,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,605,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±10% · vs last sale $2.52M (Jun 30 2023)
Last sale anchor
$2.52M
Jun 30 2023
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
$442 / 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
$29,318
Tax year 2024
Assessed value
$2,601,000
Assessed 2024
Previous assessed
$2,601,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,374,379
Assessed improvement
$226,621
Applied tax rate
22.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
1979
Heating
NONE
Total area
5,283 SF
Lot
0.28 ac (12,310 SF)
APN
242-242-82
UPID
US09-3145382
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
RESTAURANT
Est. value
$3.6M
RETAIL STORES
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1979
Heating
NONE
Lot
0.28 ac
Current owner
From public records · entity-resolved
Humbolt LLC
Entity
Mailing address
6406 E SHIRE WAY, LONG BEACH, CA 90815-4742
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2025
$2,700,000
Humbolt LLC
Mdm Marketing INC
Grant Deed
$1,157,200 · American Business Bank
Jun 30, 2023
$2,520,000
Mdm Marketing INC
Samuel F Shon
Grant Deed
—
Oct 4, 2022
—
Samuel F Shon
—
Deed
related
$500,000 · Farmers & Merchants Bank Of Long Beach
Jul 14, 2016
—
Samuel F Shon
—
Deed
related
$500,000 · Farmers & Merchants Bk/lng Bch
Sep 7, 1990
$562,500
Shon Samuel F
Reed James A
Grant Deed
$510,000 · Seller
—
—
Shon Samuel F
—
Deed Of Trust
related
$125,000 · Pacific Inland Bank
—
—
Samuel F Shon
—
Deed Of Trust
related
—
—
—
Samuel F Shon
—
Deed Of Trust
related
$150,000 · Farmers & Merchants Bk Lng Bch
—
—
Samuel F Shon
—
Deed Of Trust
related
$500,000 · Farmers & Merchants Bk/lng Bch
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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