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Property profile & analytics
OFF-MARKET
Estimated value
$16,930,000
Warehouses
15359 Proctor Ave Hacienda Heights, CA 91745
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US09-8457591
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Construction
TILT-UP CONCRETE
Total area
96,781 SF
Lot
4.98 ac (216,752 SF)
Zoning code
IDM*
APN
8208-023-017
UPID
US09-8457591
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
by Request
CAP Approach
CAP
$19.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.93M
Owner & transaction history
Shyang Luu · 24 yrs held
Shyang Luu
since 2001
4 recorded transactions
Zoning & alternative use
IDM* · Hacienda Heights, 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 Hacienda Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hacienda Heights 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,990,000
6.5%
$19,375,000
7%
$17,990,000
Blend value · Realmo final
$16.93M
Range $15.24M – $18.62M · ±10%
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
$175 / 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
$132,162
Tax year 2024
Assessed value
$9,339,246
Assessed 2024
Previous assessed
$9,339,246
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$5,965,970
Assessed improvement
$3,373,276
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
96,781 SF
Lot
4.98 ac (216,752 SF)
Zoning code
IDM*
APN
8208-023-017
UPID
US09-8457591
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDM* · Hacienda Heights, CAZoning IDM* · permitted uses
IDM* · Hacienda Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
4.98 ac
Current owner
From public records · entity-resolved
Shyang Luu
Individual
Mailing address
15381 PROCTOR AVE, CITY OF INDUSTRY, CA 91745-1022
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2001
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
Apr 12, 2002
—
Shyang Luu
—
Trustees Deed
related
$4,970,000 · United National Bank
Aug 8, 2001
$2,500,000
Shyang Luu
J & P Development INC
Grant Deed
$1,625,000 · United Commercial Bank
Aug 8, 2001
—
Shyang Luu
Du,d D
Quit Claim Deed
related
—
May 15, 1959
—
J Development
—
Grant 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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