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Property profile & analytics
OFF-MARKET
Estimated value
$5,240,000
Manufacturing properties
14640 Industry Cir La Mirada, CA 90638-5801
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6443593
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Construction
TILT-UP CONCRETE
Total area
12,160 SF
Lot
0.62 ac (26,797 SF)
Zoning code
LMM2*
APN
7003-012-009
UPID
US09-6443593
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
-
TP Footwear Group Big Box & Wholesale Store
-
Superior Systems Folding Gates Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.28M
Blend (final)
Blend
$5.24M
Owner & transaction history
Adalberto Escutia · 4 yrs held
Adalberto Escutia
since 2022
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
LMM2* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+139.6%
Neighborhood: shopping center
$7.4M
+123.9%
Auto repair, garage
$5.6M
+70.2%
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 La Mirada submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mirada 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
$4,880,000
ML approach
$4,850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,305,000
Current use
RESTAURANT
$7,920,000
Change: +140% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,400,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,625,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$5,530,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$5,455,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$4,660,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,755,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$5.24M
Range $4.72M – $5.76M · ±10% · vs last sale $5.60M (Jul 21 2022)
Last sale anchor
$5.60M
Jul 21 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
$431 / 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
$68,226
Tax year 2024
Assessed value
$5,712,000
Assessed 2024
Previous assessed
$5,712,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,040,000
Assessed improvement
$3,672,000
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
4
Total area
12,160 SF
Lot
0.62 ac (26,797 SF)
Zoning code
LMM2*
APN
7003-012-009
UPID
US09-6443593
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMM2* · La Mirada, CA
Zoning LMM2* · permitted uses
LMM2* · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mirada. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.3M
RESTAURANT
Est. value
$7.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$3.8M
INDUSTRIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
4
Lot
0.62 ac
Current owner
From public records · entity-resolved
Adalberto Escutia
Individual
Mailing address
14640 INDUSTRY CIR, LA MIRADA, CA 90638-5801
Mailing matches property
Yes
Owner-occupied
Yes
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
—
Adalberto S Escutia
—
Deed
related
$2,345,000 · Southland Economic Development Corporati
Jul 21, 2022
$5,600,000
Adalberto Escutia
Das Industrial I LLC
Grant Deed
$2,852,150 · Indigo Commercial Funding LLC
Apr 13, 2022
—
Das Industrial I LLC
David A Santefort
Grant Deed
—
Nov 2, 2021
$3,174,000
David A Santefort
Kdg Investments INC
Grant Deed
—
Jul 12, 2021
$2,325,000
Kdg Investments INC
Maricela Montelongo
Grant Deed
—
Mar 4, 2020
—
Klaus Goettel
—
Deed
related
$1,250,000 · Rediger Investment Mortgage Fund
Jan 14, 2019
—
Klaus Goettel
—
Deed
related
$150,000 · Vivian A Gumbiner
—
—
Klaus Goettel
—
Deed Of Trust
related
—
—
—
Klaus Goettel
—
Deed Of Trust
related
$150,000 · Vivian A Gumbiner
—
—
Klaus Goettel
—
Deed Of Trust
related
$400,000 · Marshall's Trust
—
—
Klaus Goettel
—
Deed Of Trust
related
$50,000 · Bank Of America
—
—
Klaus Goettel
—
Deed Of Trust
related
$450,000 · Wells Fargo Bank
—
—
Klaus Goettel
—
Deed Of Trust
related
$1,250,000 · Rediger Investment Mortgage Fund
—
—
Klaus Goettel
—
Deed Of Trust
related
$350,000 · Vivian A Gumbiner
—
—
Klaus Goettel
—
Deed Of Trust
related
$350,000 · Kevin & Kimberlee Krasner
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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