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Property profile & analytics
OFF-MARKET
Estimated value
$13,565,000
Warehouses
14120 Vly Blvd City Of Industry, CA 91746-2802
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6234044
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
TILT-UP CONCRETE
Total area
90,990 SF
Lot
4.81 ac (209,546 SF)
Zoning code
IDC*
APN
8206-011-018
UPID
US09-6234044
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
$18.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.57M
Owner & transaction history
Rockview Dairies INC · 5 yrs held
Rockview Dairies INC
since 2021
7 recorded transactions
Zoning & alternative use
IDC* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$22.5M
+4.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,735,000
6.5%
$18,215,000
7%
$16,915,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$21,555,000
Current use
APARTMENT HOUSE (5+ UNITS)
$22,505,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$13.57M
Range $12.21M – $14.92M · ±10%
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
$149 / 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
$216,704
Tax year 2024
Assessed value
$17,090,754
Assessed 2024
Previous assessed
$17,090,754
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$13,795,704
Assessed improvement
$3,295,050
Applied tax rate
16.0000
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
90,990 SF
Lot
4.81 ac (209,546 SF)
Zoning code
IDC*
APN
8206-011-018
UPID
US09-6234044
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDC* · City Of Industry, CA
Zoning IDC* · permitted uses
IDC* · 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
$21.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.5M
WAREHOUSE, STORAGE Current
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
4.81 ac
Current owner
From public records · entity-resolved
Rockview Dairies INC
Entity
Mailing address
7011 STEWART AND GRAY RD, DOWNEY, CA 90241-4347
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 14, 2021
—
Rockview Dairies INC
American Commissary Corporation
Grant Deed
—
May 13, 2005
$1,286,000
Cay A K C Trust
American Commissary Corp
Grant Deed
—
Aug 8, 1996
—
Athens Disposal Co INC
American Commissary Corp
Trustees Deed
related
—
—
—
American Commissary Corp
—
Deed Of Trust
related
—
—
—
American Commissary Corp
—
Deed Of Trust
related
$2,000,000 · Standard Insurance Co
—
—
American Commisary Corp
—
Deed Of Trust
related
$1,000,000 · Rockview Dairies INC
—
—
American Commissary Corp
—
Deed Of Trust
related
$3,250,000 · Community Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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