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Property profile & analytics
OFF-MARKET
Estimated value
$16,100,000
Manufacturing properties
12765 166th St, Cerritos, CA 90703-2102
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8117042
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1975
Construction
TILT-UP CONCRETE
Total area
44,172 SF
Lot
2.28 ac (99,289 SF)
Zoning code
CEADP1
APN
7010-016-012
UPID
US09-8117042
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
$10.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.83M
Blend (final)
Blend
$16.10M
Owner & transaction history
Airef Cerritos Ic LP · 4 yrs held
Airef Cerritos Ic LP
since 2022
Last sale
$19.0M
7 recorded transactions
Zoning & alternative use
CEADP1 · Cerritos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$20.4M
+69.1%
Medical building
$20.1M
+66.2%
Office building
$19.8M
+64.0%
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 Cerritos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cerritos 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
$16,565,000
ML approach
$10,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$12,080,000
Current use
AUTO REPAIR, GARAGE
$20,430,000
Change: +69% · Conversion: Easy
MEDICAL BUILDING
$20,080,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$19,810,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$19,470,000
Change: +61% · Conversion: Moderate
COMMERCIAL (GENERAL)
$13,650,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$16.10M
Range $14.49M – $17.71M · ±10% · vs last sale $19.00M (Jun 14 2022)
Last sale anchor
$19.00M
Jun 14 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
$364 / 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
$234,883
Tax year 2024
Assessed value
$19,767,600
Assessed 2024
Previous assessed
$19,767,600
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$9,363,600
Assessed improvement
$10,404,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
44,172 SF
Lot
2.28 ac (99,289 SF)
Zoning code
CEADP1
APN
7010-016-012
UPID
US09-8117042
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CEADP1 · Cerritos, CA
Zoning CEADP1 · permitted uses
CEADP1 · Cerritos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cerritos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$12.1M
AUTO REPAIR, GARAGE
Est. value
$20.4M
MEDICAL BUILDING
Est. value
$20.1M
OFFICE BUILDING
Est. value
$19.8M
RETAIL STORES
Est. value
$19.5M
COMMERCIAL (GENERAL)
Est. value
$13.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Airef Cerritos Ic LP
Entity
Free & Clear · 4 yrs held
Mailing address
518 17TH ST17THFL, DENVER, CO 80202-4130
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2022
$19,000,000
Airef Cerritos Ic LP
Megaland Enterprises LLC
Grant Deed
—
Nov 15, 2021
—
Megaland Enterprises LLC
Megaland Enterprises LLC
Intrafamily Transfer
related
$5,000,000 · The Lincoln National Life Insurance
Dec 5, 2008
$4,800,000
Megaland Ents LLC
Button Family Trust
Grant Deed
$3,360,000 · United Commercial Bank
Feb 12, 2007
—
Button Family Trust
Button Family Trust
Quit Claim Deed
related
—
Aug 13, 2001
—
Button,sydney Trustee
Button,s G
Quit Claim Deed
related
—
Nov 1, 1995
—
Sydney G Button
Button,j R
Quit Claim Deed
related
—
—
—
Sydney G Button
—
Deed Of Trust
related
$300,000 · California State Bank
—
—
Button Trust
—
Deed Of Trust
related
$1,350,000 · Safeco Life Insurance Co
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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