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Property profile & analytics
OFF-MARKET
Estimated value
$10,805,000
Manufacturing properties
14955 Don Julian Rd City Of Industry, CA 91746-3112
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9277149
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
72,015 SF
Lot
3.34 ac (145,614 SF)
Zoning code
IDM*
APN
8208-002-045
UPID
US09-9277149
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
$9.90M
CAP Approach
CAP
$12.95M
Comparable Approach
Comparable
$9.57M
Blend (final)
Blend
$10.81M
Owner & transaction history
Rockview Wixom Holdings LLC
Rockview Wixom Holdings LLC
since 2026
6 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)
$17.8M
+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
$9,895,000
CAP Approach
CAP Return
Estimation
6%
$14,025,000
6.5%
$12,945,000
7%
$12,020,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$15,780,000
Current use
APARTMENT HOUSE (5+ UNITS)
$17,810,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$10.81M
Range $9.72M – $11.89M · ±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
$150 / 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
$367,548
Tax year 2024
Assessed value
$30,500,000
Assessed 2024
Previous assessed
$30,500,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$20,270,000
Assessed improvement
$10,230,000
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
72,015 SF
Lot
3.34 ac (145,614 SF)
Zoning code
IDM*
APN
8208-002-045
UPID
US09-9277149
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDM* · City Of Industry, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$15.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$17.8M
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.34 ac
Current owner
From public records · entity-resolved
Rockview Wixom Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2370 GRAND AVE, LONG BEACH, CA 90815-1761
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2026
$3,150,000
Rockview Wixom Holdings LLC
Eric Goedhart
Grant Deed
—
Jan 2, 2026
—
Eric Goedhart Living Trust
Hickory Livestock Company
Grant Deed
$15,000,000 · Agtexas Farm Credit Services
Dec 20, 2023
$30,500,500
Hickory Livestock Company LLC
E J De Groot
Grant Deed
$15,000,000 · Agtexas Farm Credit Services
Apr 25, 2013
$6,841,500
Chestnut Properties LLC
Lim Trust
Grant Deed
—
Jun 24, 2005
—
Howard C Lim
Lim,howard C
Quit Claim Deed
related
$3,000,000 · Washington Mutual Bank
Aug 12, 1994
—
Lim Walter K
—
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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