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Property profile & analytics
OFF-MARKET
Estimated value
$2,500,000
Warehouses
15342 Illinois Ave Paramount, CA 90723-4109
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6398813
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1972
Construction
TILT-UP CONCRETE
Total area
10,800 SF
Lot
0.45 ac (19,684 SF)
Zoning code
PAM2*
APN
6240-016-020
UPID
US09-6398813
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
$2.50M
CAP Approach
CAP
$2.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Fissare Maison LLC · 1 yrs held
Fissare Maison LLC
since 2024
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
PAM2* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.1M
+48.8%
Commercial (general)
$3.3M
+20.0%
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
$2,500,000
ML approach
$2,500,000
CAP Approach
CAP Return
Estimation
6%
$2,340,000
6.5%
$2,160,000
7%
$2,010,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,780,000
Current use
RETAIL STORES
$4,140,000
Change: +49% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,335,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.75M · ±10% · vs last sale $2.50M (Jul 24 2024)
Last sale anchor
$2.50M
Jul 24 2024
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
$231 / 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
$34,096
Tax year 2024
Assessed value
$2,601,000
Assessed 2024
Previous assessed
$2,601,000
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,768,680
Assessed improvement
$832,320
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,800 SF
Lot
0.45 ac (19,684 SF)
Zoning code
PAM2*
APN
6240-016-020
UPID
US09-6398813
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
WAREHOUSE, STORAGE Current
Est. value
$2.8M
RETAIL STORES
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.3M
WAREHOUSE, STORAGE Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Fissare Maison LLC
Entity
Mailing address
8116 ROSECRANS AVE, PARAMOUNT, CA 90723-2754
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2024
$2,500,000
Fissare Maison LLC
Ajepv Holding LLC
Grant Deed
$2,000,000 · First Citizens Bank & Trust Co
Dec 9, 2021
$2,500,000
Ajepv Holding LLC
Jalar Properties LLC
Grant Deed
$2,000,000 · Velocitysba LLC
Mar 25, 2021
—
Jalar Properties LLC
Jeffrey William Benjamin
Quit Claim Deed
related
—
Nov 2, 2020
—
Benjamin Family Trust
Beverly S Benjamin
Affidavit Of Death
related
—
Feb 10, 2014
—
Benjamin Family Trust
Benjamin Family Trust
Quit Claim Deed
related
—
Apr 17, 2013
—
Benjamin Family Trust
Benjamin,william H
Affidavit Of Death
related
—
—
—
Benjamin Trust
—
Deed Of Trust
related
$475,000 · Wells Fargo Bank
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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