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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Manufacturing properties
15702 Illinois Ave, Paramount, CA 90723-4113
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8479674
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1936
Construction
WOOD
Total area
5,589 SF
Lot
0.37 ac (16,008 SF)
Zoning code
PAM2*
APN
6240-024-013
UPID
US09-8479674
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
-
MSM CATERING TRUCKS MFG. INC. Industrial Manufacturer Production Facility
-
Yummy Pie Babies Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
$1.01M
Comparable Approach
Comparable
$740k
Blend (final)
Blend
$1.05M
Owner & transaction history
Lad Enterprise LLC · 2 yrs held
Lad Enterprise LLC
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
PAM2* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+24.8%
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
$1,035,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$1,090,000
6.5%
$1,005,000
7%
$935,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,385,000
Current use
COMMERCIAL (GENERAL)
$1,725,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $1.06M (Aug 4 2023)
Last sale anchor
$1.06M
Aug 4 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
$188 / 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
$15,829
Tax year 2024
Assessed value
$1,124,880
Assessed 2024
Previous assessed
$1,124,880
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$848,966
Assessed improvement
$275,914
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
1936
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
5,589 SF
Lot
0.37 ac (16,008 SF)
Zoning code
PAM2*
APN
6240-024-013
UPID
US09-8479674
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
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
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
1936
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Lad Enterprise LLC
Entity
Mailing address
15702 ILLINOIS AVE, PARAMOUNT, CA 90723-4113
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2023
—
Lad Enterprise LLC
—
Deed
related
$436,000 · California Statewide Certified Developme
Aug 4, 2023
—
Lad Enterprise LLC
Luis A Delgadillo Chavez
Intrafamily Transfer
related
$423,608 · First Bank Of The Lake
Dec 23, 2020
—
Luis A D Chavez
Alicia Andrade
Quit Claim Deed
related
—
Dec 23, 2020
$1,060,000
Luis A D Chavez
Maria G Vargas
Grant Deed
$986,000 · Velocitysba LLC
Apr 1, 2008
—
Maria G Vargas
Vargas,guillermo & Irene
Quit Claim Deed
related
—
Dec 29, 1995
$35,000
Guillermo Vargas
Swanson,samuel C & Thea Q
Grant Deed
related
—
Mar 1, 1995
$31,304
Samuel C Swanson
Vargas,guillermo & Irene
Trustees Deed
—
Jan 30, 1989
$375,000
Guillermo Vargas
Unknown
Grant Deed
—
—
—
Guillermo Vargas
—
Deed Of Trust
related
$27,173 · Individual
—
—
Guillermo Vargas
—
Deed Of Trust
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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