New search
Property profile & analytics
FOR SALE
Individual retail properties
15020 La Mirada Blvd La Mirada, CA 90638
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8429828
For Sale
1 / 84
$10,000,000
15020 La Mirada Blvd, La Mirada, CA 90638
View Listing →
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1991
Construction
TILT-UP CONCRETE
Total area
35,576 SF
Lot
1.23 ac (53,371 SF)
Zoning code
LMC4*
APN
8064-048-008
UPID
US09-8429828
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
-
Optimal Solutions Health HGH Therapy Clinic Medical Clinic
-
Golf Plus (COMING SOON) Golf Course
-
PDGA USA Family Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.09M
Owner & transaction history
28 Centerpointe LLC · 3 yrs held
28 Centerpointe LLC
since 2022
Last sale
$6.4M
7 recorded transactions
Zoning & alternative use
LMC4* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$5,640,000
ML approach
$5,920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.09M
Range $5.48M – $6.70M · ±10% · vs last sale $6.40M (Nov 3 2022)
Last sale anchor
$6.40M
Nov 3 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
$171 / 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
$97,540
Tax year 2024
Assessed value
$6,528,000
Assessed 2024
Previous assessed
$6,528,000
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$3,366,000
Assessed improvement
$3,162,000
Applied tax rate
6.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
For Sale
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
35,576 SF
Lot
1.23 ac (53,371 SF)
Zoning code
LMC4*
APN
8064-048-008
UPID
US09-8429828
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMC4* · La Mirada, CA
Zoning LMC4* · permitted uses
LMC4* · 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.
Building & site characteristics
From public records
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
28 Centerpointe LLC
Entity
Mailing address
7390 LINCOLN WAY, GARDEN GROVE, CA 92841-1427
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2022
$6,400,000
28 Centerpointe LLC
E & W Global LLC
Grant Deed
$3,000,000 · Pacific City Bank
Sep 6, 2022
—
E & W Global LLC
Liu Jiehong
Grant Deed
—
Aug 16, 2018
$5,519,658
Liu Jiehong
Jiehong Liu|pdga USA INC
Trustees Deed
related
—
Nov 2, 2016
—
Pdga USA INC
—
Deed
related
$500,000 · Liu Jiehong
Jun 30, 2016
—
Pdga USA INC
Kwan Family Trust
Quit Claim Deed
$3,900,000 · Private Individual
May 26, 2016
—
Kwan Family Trust
Pdga USA INC
Quit Claim Deed
—
Sep 4, 2015
$5,650,000
Pdga USA INC
Kam-ron LLC
Grant Deed
$3,302,000 · Lone Oak Fund
Jul 14, 2005
$9,400,000
Kam-ron LLC
Price Reit INC
Grant Deed
$5,500,000 · Vineyard Bank
Dec 27, 1995
—
Price Reit INC
La Mirada Retail Realty INC
Grant Deed
related
—
Jun 8, 1993
$30,100,000
La Mirada Retail Realty INC
La Mirada Assoc
Trustees Deed
related
—
—
—
Pdga USA INC
—
Deed Of Trust
related
$500,000 · Liu Jiehong
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?”
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.
