Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$8,545,000
Manufacturing properties
14455 Don Julian Rd City Of Industry, CA 91746-3102
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US10-0381409
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1968
Construction
WOOD
Total area
53,400 SF
Lot
2.45 ac (106,656 SF)
Zoning code
IDM*
APN
8206-028-012
UPID
US10-0381409
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
$9.60M
Comparable Approach
Comparable
$7.10M
Blend (final)
Blend
$8.55M
Owner & transaction history
Lee Kum Kee USA Foods · 24 yrs held
Lee Kum Kee USA Foods
since 2001
7 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$13.2M
+12.9%
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%
$10,400,000
6.5%
$9,600,000
7%
$8,915,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,700,000
Current use
APARTMENT HOUSE (5+ UNITS)
$13,205,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$8.55M
Range $7.69M – $9.40M · ±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
$160 / 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
$256,463
Tax year 2024
Assessed value
$21,335,580
Assessed 2024
Previous assessed
$21,335,580
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,632,414
Assessed improvement
$19,703,166
Applied tax rate
4.0000
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
1968
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
53,400 SF
Lot
2.45 ac (106,656 SF)
Zoning code
IDM*
APN
8206-028-012
UPID
US10-0381409
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
INDUSTRIAL (GENERAL) Current
Est. value
$11.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.2M
INDUSTRIAL (GENERAL) 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
1968
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.45 ac
Current owner
From public records · entity-resolved
Lee Kum Kee USA Foods
Individual
Mailing address
14455 DON JULIAN RD, CITY OF INDUSTRY, CA 91746-3102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2001
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 18, 2001
—
Lee Kum Kee USA Foods
Lee Kum Kee USA Foods
Quit Claim Deed
related
—
Dec 12, 2000
—
Condiments Bc
Waiman,
Grant Deed
related
—
Oct 20, 1989
$1,850,000
Waiman
Natl
Grant Deed
$1,277,500 · Cathay Bank
—
—
Waiman Partnership
—
Deed Of Trust
related
$525,000 · P T Dagang Bank Nasion Indones
—
—
Lee Kum Keea USA Foods INC
—
Deed Of Trust
related
$1,270,774 · Cathay Bank
—
—
Lee Kum Kee USA Foods INC
—
Deed Of Trust
related
$3,000,000 · Bank Of The West
Nov 12, 1968
—
—
—
Grant Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 14455 Don Julian Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
