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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Office buildings
1123 Goodrich Blvd, Commerce, CA 90022-5104
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8667052
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
TILT-UP CONCRETE
Total area
3,410 SF
Lot
0.13 ac (5,808 SF)
Zoning code
LCM1*
APN
6340-008-010
UPID
US09-8667052
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
$1.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$900k
Owner & transaction history
Frank J Villalvazo · 6 yrs held
Frank J Villalvazo
since 2020
Last sale
$899,008
7 recorded transactions
Zoning & alternative use
LCM1* · Commerce, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+74.6%
Warehouse, storage
$955,000
+15.3%
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 Commerce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Commerce 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
$920,000
ML approach
$1,035,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$825,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,445,000
Change: +75% · Conversion: Difficult
WAREHOUSE, STORAGE
$955,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$770,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $899k (Mar 6 2020)
Last sale anchor
$899k
Mar 6 2020
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
$264 / 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
$12,136
Tax year 2024
Assessed value
$841,207
Assessed 2024
Previous assessed
$841,207
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$626,165
Assessed improvement
$215,042
Applied tax rate
6.0000
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,410 SF
Lot
0.13 ac (5,808 SF)
Zoning code
LCM1*
APN
6340-008-010
UPID
US09-8667052
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Commerce, CA
Zoning LCM1* · permitted uses
LCM1* · Commerce, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Commerce. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$825,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$955,000
RETAIL STORES
Est. value
$770,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
RETAIL STORES
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Frank J Villalvazo
Individual
Mailing address
2230 E WASHINGTON BLVD, LOS ANGELES, CA 90021-3213
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Mar 6, 2020
$899,000
Frank J Villalvazo
Sea Son Realty LLC
Grant Deed
$764,150 · First Citizens Bank & Trust Co
Oct 23, 2019
$710,000
Sea Son Realty LLC
Joseph P Badame
Grant Deed
$500,000 · Open Bank
Aug 31, 2018
—
Joseph P Badame
—
Deed
related
$320,000 · Bank Of America
May 21, 2008
—
Joseph P Badame
Joseph P Badame
Intrafamily Transfer
related
$371,250 · Wells Fargo Bank NA
Nov 15, 1996
$195,000
Joseph P Badame
Herren Co
Grant Deed
$165,000 · Herren Co
—
—
Joseph P Badame
—
Deed Of Trust
related
$155,000 · Bank Of America
—
—
Joseph P Badame
—
Deed Of Trust
related
$320,000 · Bank Of America
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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