Entity Owned Property summary
AI-generated overview
This exceptional investment opportunity presents a 13,300-square-foot flex industrial property located at 11019 Penrose St, Los Angeles, CA 91352. The single-story, 1988-built building, renovated in 2024, sits on a 20,473-square-foot lot and is zoned M1. Currently 100% occupied since November 11, 2023, under a five-year lease with two five-year renewal options, this Core+ Class C property boasts a 7.50% cap rate. The tenant, a fully licensed cannabis cultivation and manufacturing operation (Type-6 and Type-11 licenses), is consistently meeting lease obligations, including rent bumps. Building features include two roll-up doors with 14' and 12' clearances, a large fenced parking lot (12 spaces per 1,000 sq ft), upgraded electrical power, and new HVAC units. The lease expires October 31, 2028, leaving approximately 3.7 years remaining. All information is based on the provided data; potential buyers are responsible for conducting their own due diligence. This property offers a strong, stable income stream with significant upside potential. The property's location in Sun Valley provides easy access to major transportation routes.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
TILT-UP CONCRETE
Total area
13,300 SF
Lot
0.47 ac (20,481 SF)
Zoning code
LAM1
APN
2408-027-024
UPID
US09-7540758
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.28M
CAP Approach
CAP
$3.09M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.10M
Owner & transaction history
since 2026
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
LAM1 · Sun Valley, CA
Top alternative use upside
Auto repair, garage
$5.2M
+48.3%
Commercial (general)
$4.0M
+12.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 17 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$3.10M
Value range
$2.79M – $3.41M
±10% around blend
Estimated value / SF
$233 / SF
Confidence
High
17 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$2.79M
blend $3.10M
$3.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,300 SF
Lot area
0.47 ac
Year built
1988
Stories
1
APN
2408-027-024
Zoning
LAM1
Assessed value
$3,501,985
Annual tax
$43,977
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.09M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.35M
@ 6.5% CAP return
$3.09M
@ 7% CAP return
$2.87M
4
Sales comparison
Partial preview
Sales approach indication
$3.55M
Weighted, 17 comps · high confidence
Evidence
17 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.3 mi away · 12,352 SF
15.1 mi away · 10,890 SF
17.8 mi away · 10,952 SF
19.0 mi away · 10,300 SF
19.7 mi away · 10,074 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$266
-12%
Submarket 469 sales
$280
-17%
County 1878 sales
$294
-21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $233/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+48%
vs current-use indication
Commercial (general)
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 17 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.50%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.50%
9.0%
NOI (est.)
$231k *
Last sale · Feb 2026
$3.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.55M
Move the market yield to see immediate price impact.
Value / SF
$267
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.00%6.50%7.00%
$208k
$3.47M
$3.20M
$2.97M
$231k
$3.85M
$3.55M
$3.30M
$254k
$4.24M
$3.91M
$3.63M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
17 found
High confidence · county-verified
Closest comparable
$5.19M
1.2 mi · Apr 2026 · $310/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$43,977
Tax year 2024
Assessed value
$3,501,985
Assessed 2024
Previous assessed
$3,501,985
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,804,053
Assessed improvement
$1,697,932
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
13,300 SF
Lot
0.47 ac (20,481 SF)
Zoning code
LAM1
APN
2408-027-024
UPID
US09-7540758
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Sun Valley, CAZoning LAM1 · permitted uses
LAM1 · Sun Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.47 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAM1
Jurisdiction
Sun Valley, CA
Recorded code
LAM1
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Owner of record and activity signals are derived from public records and modeled classifications.
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