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Property profile & analytics
OFF-MARKET
Estimated value
$2,695,000
Manufacturing properties
15237 Proctor Ave City Of Industry, CA 91745-1019
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-0380184
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
9,120 SF
Lot
0.48 ac (20,756 SF)
Zoning code
IDM*
APN
8208-023-046
UPID
US10-0380184
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
$2.61M
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
$3.61M
Blend (final)
Blend
$2.70M
Owner & transaction history
Ramon Gonzalez · 2 yrs held
Ramon Gonzalez
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.1M
+79.6%
Auto repair, garage
$3.6M
+54.2%
Neighborhood: shopping center
$3.3M
+43.1%
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
$2,560,000
ML approach
$2,610,000
CAP Approach
CAP Return
Estimation
6%
$1,775,000
6.5%
$1,640,000
7%
$1,525,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,310,000
Current use
MEDICAL BUILDING
$4,145,000
Change: +80% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,560,000
Change: +54% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,305,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$2,670,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$2.70M
Range $2.43M – $2.96M · ±10% · vs last sale $2.80M (Dec 1 2023)
Last sale anchor
$2.80M
Dec 1 2023
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
$296 / 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
$34,646
Tax year 2024
Assessed value
$2,800,000
Assessed 2024
Previous assessed
$2,800,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,470,000
Assessed improvement
$330,000
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,120 SF
Lot
0.48 ac (20,756 SF)
Zoning code
IDM*
APN
8208-023-046
UPID
US10-0380184
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
$2.3M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Ramon Gonzalez
Individual
Mailing address
15237 PROCTOR AVE, CITY OF INDUSTRY, CA 91745-1019
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
$2,800,000
Ramon Gonzalez
General Sealants INC
Grant Deed
$1,960,000 · Bank Of America NA
May 2, 2017
$1,635,000
General Sealants INC
Yang Family Trust
Grant Deed
—
Sep 9, 2008
—
Walter F Huang
Huang,walter F & Jessica P F
Quit Claim Deed
related
$650,000 · Eastern International Bank
Oct 12, 2007
—
Yang Family Trust
Yang,percy Y & Shu Y
Quit Claim Deed
related
—
Feb 20, 1998
$410,000
Walter F Huang
First Charter Bank
Grant Deed
$220,000 · Bank Of Canton
Dec 5, 1997
$352,000
First Charter Bank
Whittington,stephen A
Trustees Deed
related
—
Jun 23, 1989
$336,000
Marotta David A&
Chap
Trustees Deed
$300,000 · United Community Bank
Jun 23, 1989
—
David A Marotta
Marotta David A&
Quit Claim Deed
related
—
—
—
Stephen A Whittington
—
Deed Of Trust
related
$46,500 · Law Office Victor
—
—
Walter F Huang
—
Deed Of Trust
related
$500,000 · A&a California Investment
—
—
Shu Y Yang
—
Deed Of Trust
related
$325,850 · Wells Fargo Bank
—
—
Stephen A Whittington
—
Deed Of Trust
related
$265,000 · Individual
—
—
Walterd F Huang
—
Deed Of Trust
related
$200,000 · Sumitomo Bank Of California
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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