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Property profile & analytics
OFF-MARKET
Estimated value
$52,715,000
Warehouses
15155 Northam St La Mirada, CA 90638-5754
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8274437
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1996
Total area
402,724 SF
Lot
25.95 ac (1,130,327 SF)
Zoning code
LMM2*
APN
7001-020-013
UPID
US09-8274437
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
-
US Foods Big Box & Wholesale Store Food Market
-
Livingston Charge Port Charging Station Electric Vehicle Charging Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$52.72M
Owner & transaction history
Usf Propco I LLC · 19 yrs held
Usf Propco I LLC
since 2007
4 recorded transactions
Zoning & alternative use
LMM2* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$131 / 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
$714,379
Tax year 2024
Assessed value
$52,798,424
Assessed 2024
Previous assessed
$52,798,424
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$27,043,095
Assessed improvement
$25,755,329
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1996
Heating
NONE
Buildings
3
Stories
1
Units
3
Total area
402,724 SF
Lot
25.95 ac (1,130,327 SF)
Zoning code
LMM2*
APN
7001-020-013
UPID
US09-8274437
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.
Building & site characteristics
From public records
Year built
1996
Heating
NONE
Stories
1
Buildings
3
Units
3
Lot
25.95 ac
Current owner
From public records · entity-resolved
Usf Propco I LLC
Entity
Free & Clear · 19 yrs held
Mailing address
9399 W HIGGINS RD STE #500, ROSEMONT, IL 60018-4992
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2007
—
Usf Propco I LLC
Us Foodservice INC
Grant Deed
—
May 23, 1996
—
Rykoff-sexton INC
—
Deed Of Trust
related
—
May 3, 1994
—
Rykoff Sexton INC
—
Deed Of Trust
related
—
—
—
Rykoff-sexton INC
—
Deed Of Trust
related
$25,900 · First National Bank Chicago
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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