Entity Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
23,410 SF
Lot
1.61 ac (70,035 SF)
Zoning code
LMC4-P*
APN
8033-001-018
UPID
US09-9893810
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
by Request
CAP Approach
CAP
$7.30M
Comparable Approach
Comparable
$3.46M
Blend (final)
Blend
$5.39M
Owner & transaction history
since 2015
3 recorded transactions
Zoning & alternative use
LMC4-P* · La Mirada, CA
Top alternative use upside
Retail stores
$9.0M
+24.0%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.39M
Value range
$4.85M – $5.92M
±10% around blend
Estimated value / SF
$230 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$4.85M
blend $5.39M
$5.92M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
23,410 SF
Lot area
1.61 ac
Year built
1985
Stories
1
APN
8033-001-018
Zoning
LMC4-P*
Assessed value
$6,847,452
Annual tax
$96,175
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.30M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.90M
@ 6.5% CAP return
$7.30M
@ 7% CAP return
$6.77M
4
Sales comparison
Partial preview
Sales approach indication
$7.39M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.6 mi away · 26,389 SF
7.3 mi away · 24,565 SF
8.3 mi away · 19,600 SF
9.7 mi away · 19,348 SF
9.8 mi away · 23,088 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.39M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2504 sales
$309
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $230/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+24%
vs current-use indication
Commercial (general) · current use
Warehouse, Storage
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.85M
Move the market yield to see immediate price impact.
Value / SF
$293
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
5.00%7.00%9.00%
$431k
$8.63M
$6.16M
$4.79M
$479k
$9.59M
$6.85M
$5.33M
$527k
$10.55M
$7.53M
$5.86M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$9.00M
4.3 mi · Dec 2025 · $425/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$96,175
Tax year 2024
Assessed value
$6,847,452
Assessed 2024
Previous assessed
$6,847,452
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$4,526,283
Assessed improvement
$2,321,169
Applied tax rate
1.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
23,410 SF
Lot
1.61 ac (70,035 SF)
Zoning code
LMC4-P*
APN
8033-001-018
UPID
US09-9893810
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMC4-P* · La Mirada, CAZoning LMC4-P* · permitted uses
LMC4-P* · La Mirada, 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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.61 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LMC4-P*
Jurisdiction
La Mirada, CA
Recorded code
LMC4-P*
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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