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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Manufacturing properties
15131 Illinois Ave Paramount, CA 90723-4106
Individually Owned
~
Est. High Equity
Property ID
US09-8564208
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1965
Construction
WOOD
Total area
3,000 SF
Lot
0.17 ac (7,503 SF)
Zoning code
PAM2*
APN
6240-012-012
UPID
US09-8564208
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
$750k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$800k
Owner & transaction history
Jose A Esparza
Jose A Esparza
since 2025
Last sale
$845,000
7 recorded transactions
Zoning & alternative use
PAM2* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+54.8%
Commercial (general)
$925,000
+24.8%
Warehouse, storage
$775,000
+4.0%
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 Paramount submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paramount 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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$745,000
Current use
RETAIL STORES
$1,150,000
Change: +55% · Conversion: Moderate
COMMERCIAL (GENERAL)
$925,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$775,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $845k (Dec 24 2025)
Last sale anchor
$845k
Dec 24 2025
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
$267 / 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
$10,661
Tax year 2024
Assessed value
$780,300
Assessed 2024
Previous assessed
$780,300
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$520,200
Assessed improvement
$260,100
Applied tax rate
7.0000
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
1965
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,000 SF
Lot
0.17 ac (7,503 SF)
Zoning code
PAM2*
APN
6240-012-012
UPID
US09-8564208
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PAM2* · Paramount, CA
Zoning PAM2* · permitted uses
PAM2* · Paramount, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paramount. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$745,000
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$925,000
WAREHOUSE, STORAGE
Est. value
$775,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1965
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Jose A Esparza
Individual
Mailing address
15131 ILLINOIS AVE STE #102, PARAMOUNT, CA 90723-4106
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
$845,000
Jose A Esparza
Metropolitan Holdings LLC
Grant Deed
$467,500 · Amended And Restated 2005 Currie Fa
Aug 14, 2024
—
Metropolitan Holdings LLC
Metropolitan Holdings LLC
Intrafamily Transfer
related
$687,122 · Larry Mcgrew Etal
Feb 17, 2021
$750,000
Golden Rule Lending LLC
Sandy Stewart Johnston
Grant Deed
$650,000 · Sa Investment LLC
Feb 17, 2021
—
Sandra Johnston
Rex D Johnston
Affidavit Of Death Of Joint Tenant
related
—
Jul 9, 2003
—
Delbert L Johnston
Johnston,carol
Quit Claim Deed
related
—
Jul 9, 2003
$150,000
Rex D Johnston
Johnston,delbert L
Grant Deed
related
$148,000 · Johnston Trust
Dec 27, 2002
—
Johnston,tr
Johnston,rex D
Quit Claim Deed
related
—
Dec 26, 2002
—
Rex D Johnston
Johnston,tr
Quit Claim Deed
related
—
Oct 26, 1989
—
Mae P L Johnston
Johnston Mae P
Quit Claim 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.
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