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Property profile & analytics
OFF-MARKET
Estimated value
$3,850,000
Manufacturing properties
1408 Santa Fe Ave Compton, CA 90221-4918
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0174043
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1956
Total area
16,710 SF
Lot
0.63 ac (27,382 SF)
Zoning code
COML*
APN
6164-017-038
UPID
US10-0174043
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
Current use
Occupant on record · Public records
-
The Paty Pillow Industrial Manufacturer Production Facility
-
Bright Corp (Bike/Boat/Book/etc) Store
-
Kingtana Mattress Furniture & Home Goods
-
M & R Mattress Inc Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.61M
CAP Approach
CAP
$3.01M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.85M
Owner & transaction history
Miguel A Franco · 3 yrs held
Miguel A Franco
since 2022
Last sale
$4.4M
4 recorded transactions
Zoning & alternative use
COML* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Compton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Compton 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
$3,835,000
ML approach
$3,610,000
CAP Approach
CAP Return
Estimation
6%
$3,255,000
6.5%
$3,005,000
7%
$2,790,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,315,000
Current use
WAREHOUSE, STORAGE
$5,730,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.85M
Range $3.47M – $4.24M · ±10% · vs last sale $4.40M (Nov 22 2022)
Last sale anchor
$4.40M
Nov 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
$230 / 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
$76,445
Tax year 2024
Assessed value
$4,488,000
Assessed 2024
Previous assessed
$4,488,000
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$3,060,000
Assessed improvement
$1,428,000
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
1956
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
16,710 SF
Lot
0.63 ac (27,382 SF)
Zoning code
COML*
APN
6164-017-038
UPID
US10-0174043
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
COML* · Compton, CA
Zoning COML* · permitted uses
COML* · Compton, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Compton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$6.3M
WAREHOUSE, STORAGE
Est. value
$5.7M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1956
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Miguel A Franco
Individual
Free & Clear · 3 yrs held
Mailing address
20132 CASSIA CT, CERRITOS, CA 90703-7823
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2022
$4,400,000
Miguel A Franco
Daniel G Emilio
Grant Deed
—
Nov 22, 2022
—
Arlene L Baker
Ida Edith Emilio
Affidavit Death Of Trustee/successor Trustee
—
Sep 24, 2014
—
Emilio,john & Edith Trust
Emilio,john
Affidavit Of Death
related
—
Nov 16, 1992
—
John Emilio
—
Deed Of Trust
related
—
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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