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Property profile & analytics
OFF-MARKET
Estimated value
$75,000,000
Warehouses
14317 Don Julian Rd, City Of Industry, CA 91746-3035
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6741366
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
TILT-UP CONCRETE
Total area
382,186 SF
Lot
17.79 ac (774,874 SF)
Zoning code
IDM*
APN
8206-022-025
UPID
US09-6741366
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
$75.00M
CAP Approach
CAP
$76.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$75.00M
Owner & transaction history
Spire Tower Us LLC · 1 yrs held
Spire Tower Us LLC
since 2024
Last sale
$75.0M
7 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$117.5M
+29.8%
Retail stores
$111.9M
+23.6%
Apartment house (5+ units)
$94.5M
+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
$75,000,000
ML approach
$75,000,000
CAP Approach
CAP Return
Estimation
6%
$82,885,000
6.5%
$76,505,000
7%
$71,045,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$90,530,000
Current use
OFFICE BUILDING
$117,505,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$111,915,000
Change: +24% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$94,520,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$75.00M
Range $67.50M – $82.50M · ±10% · vs last sale $75.00M (Sep 27 2024)
Last sale anchor
$75.00M
Sep 27 2024
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
$196 / 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
$855,925
Tax year 2024
Assessed value
$68,180,522
Assessed 2024
Previous assessed
$68,180,522
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$42,345,102
Assessed improvement
$25,835,420
Applied tax rate
12.0000
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
382,186 SF
Lot
17.79 ac (774,874 SF)
Zoning code
IDM*
APN
8206-022-025
UPID
US09-6741366
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
$90.5M
OFFICE BUILDING
Est. value
$117.5M
RETAIL STORES
Est. value
$111.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$94.5M
WAREHOUSE, STORAGE Current
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
17.79 ac
Current owner
From public records · entity-resolved
Spire Tower Us LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2 SEAPORT LN BOSTON
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 27, 2024
—
Spire Tower Us LLC
Univision Radio LLC
Intrafamily Transfer
related
—
Aug 1, 2017
$75,000,000
Cpt Towers Industrial LLC
Sdc Towers Industrial Park INC
Trustees Deed
$17,250,000 · Miscellaneous Ins Co
Nov 21, 2011
—
Sdc Towers Industrial Park INC
—
Deed Of Trust
related
$17,250,000 · Allstate Insurance Co
Jan 16, 2002
—
Sdc Towers Industrial Park INC
—
Deed Of Trust
related
$15,337,500 · Nationwide Life Insurance Co
Nov 13, 2001
—
Sdc Towers Industrial Park INC
Ciif Associates II LP
Grant Deed
related
—
Aug 30, 1996
—
C I I F Associates II Ltd Ptnshp
—
Deed Of Trust
related
—
Oct 6, 1993
—
Ciif Associates II Limited
—
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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