New search
Property profile & analytics
OFF-MARKET
Estimated value
$92,955,000
Warehouses
120 Puente Ave, City Of Industry, CA 91746-2301
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0368434
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
TILT-UP CONCRETE
Total area
253,670 SF
Lot
11.6 ac (505,430 SF)
Zoning code
IDM*
APN
8201-028-019
UPID
US10-0368434
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
by Request
Comparable Approach
Comparable
$92.68M
Blend (final)
Blend
$92.96M
Owner & transaction history
Ta Puente LP · 4 yrs held
Ta Puente LP
since 2022
Last sale
$92.0M
7 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$125.1M
+108.3%
Medical building
$115.3M
+91.9%
Auto repair, garage
$99.0M
+64.8%
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
$95,135,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$60,085,000
Current use
RESTAURANT
$125,145,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$115,315,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$99,020,000
Change: +65% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$91,910,000
Change: +53% · Conversion: Moderate
OFFICE BUILDING
$77,990,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$74,280,000
Change: +24% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$62,735,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$92.96M
Range $83.66M – $102.25M · ±10% · vs last sale $92.00M (Jun 22 2022)
Last sale anchor
$92.00M
Jun 22 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
$366 / 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
$1,226,311
Tax year 2024
Assessed value
$95,716,800
Assessed 2024
Previous assessed
$95,716,800
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$31,212,000
Assessed improvement
$64,504,800
Applied tax rate
2.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
253,670 SF
Lot
11.6 ac (505,430 SF)
Zoning code
IDM*
APN
8201-028-019
UPID
US10-0368434
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
WAREHOUSE, STORAGE Current
Est. value
$60.1M
RESTAURANT
Est. value
$125.1M
MEDICAL BUILDING
Est. value
$115.3M
AUTO REPAIR, GARAGE
Est. value
$99.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$91.9M
OFFICE BUILDING
Est. value
$78.0M
RETAIL STORES
Est. value
$74.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$62.7M
WAREHOUSE, STORAGE Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
11.6 ac
Current owner
From public records · entity-resolved
Ta Puente LP
Entity
Mailing address
1301 DOVE ST STE #860, NEWPORT BEACH, CA 92660-2440
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2022
$92,000,000
Ta Puente LP
Jcs Properties LLC
Grant Deed
—
Sep 1, 2021
—
Jcs Properties LLC
—
Deed
related
$999,999 · Mufg Union Bank NA
Oct 31, 2019
—
Jcs Props LLC
—
Grant Deed
related
$12,594,010 · Mufg Union Bk NA
Feb 2, 2007
—
Jcs Properties LLC
Sanchez J M III & C V Trust
Grant Deed
—
Jan 23, 2007
—
Sanchez J M III
Sanchez J M III & C V 1998
Quit Claim Deed
related
—
Sep 19, 2006
—
Sanchez J M III & C V Trust
Drec 0430 LLC
Grant Deed
—
Sep 18, 2006
—
Sanchez J M III
Drec 0430 LLC
Grant Deed
related
—
Sep 1, 2006
—
Jcs Properties LLC
Sanchez J M III & C V Trust
Grant Deed
—
Aug 24, 2006
—
Sanchez J M III
Sanchez J M III & C V 1998
Quit Claim Deed
related
—
Jul 30, 2004
—
Drec 0430 LLC
Puente Property INC
Grant Deed
$2,055,000 · Union Bank Of California
—
—
Jcs Properties LLC
—
Deed Of Trust
related
$1,500,000 · Union Bank Of California
—
—
Jcs Properties LLC
—
Deed Of Trust
related
$1,000,000 · Union Bank Of California
—
—
Jcs Props LLC
—
Deed Of Trust
related
$13,268,289 · Union Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 120 Puente Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
