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Property profile & analytics
OFF-MARKET
Estimated value
$10,390,000
Apartment buildings
15811 Alicante Rd La Mirada, CA 90638-3200
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7682164
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1995
Construction
WOOD
Total area
60,543 SF
Lot
3.22 ac (140,201 SF)
Zoning code
LMC4*
APN
8037-027-054
UPID
US09-7682164
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
-
Vista Alicante Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.39M
Owner & transaction history
15811 East Alicante Road LP · 10 yrs held
15811 East Alicante Road LP
since 2015
7 recorded transactions
Zoning & alternative use
LMC4* · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$15,970,000
Current use
Blend value · Realmo final
$10.39M
Range $9.35M – $11.43M · ±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
$172 / 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
$14,358
Tax year 2024
Assessed value
$15,245,628
Assessed 2024
Previous assessed
$15,245,628
+0.0% YoY
Effective rate
0.09%
On assessed value
Assessed land
$4,572,706
Assessed improvement
$10,672,922
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1995
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Buildings
5
Units
100
Bathrooms
64
Total area
60,543 SF
Lot
3.22 ac (140,201 SF)
Zoning code
LMC4*
APN
8037-027-054
UPID
US09-7682164
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMC4* · La Mirada, CAZoning LMC4* · permitted uses
LMC4* · La Mirada, 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$16.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1995
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
5
Units
100
Bathrooms
64
Lot
3.22 ac
Current owner
From public records · entity-resolved
15811 East Alicante Road LP
Entity
Mailing address
500 NEWPORT CTR DR STE #200, NEWPORT BEACH, CA 92660-7001
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2018
—
15811 East Alicante Road LP
—
Deed
related
$9,350,000 · Jones Lang Lasalle Multifamily
Aug 31, 2015
$14,350,000
15811 East Alicante Road LP
Sa Vista Alicante LP
Grant Deed
$9,600,000 · Oak Grove Commercial Mortgage LLC
Aug 30, 2006
—
La Mirada Housing Partners
Related Companies Of Ca
Quit Claim Deed
related
—
Aug 30, 2006
$8,500,000
Sa Vista Alicante
La Mirada Housing Partners
Grant Deed
$5,950,000 · Arcs Commercial Mortgage Co LP
Nov 2, 1994
—
La Mirada Housing Partners LP
Related,residential
Grant Deed
related
$4,363,978 · Wells Fargo Bank
Dec 30, 1993
$815,000
Related Residential Corp
Chevron USA
Grant Deed
—
—
—
La Mirada Housing Partners LP
—
Deed Of Trust
related
$600,349 · Community Dev Commission
—
—
Related Residential Corp
—
Deed Of Trust
related
$944,151 · Community Dev Commission
—
—
Sa Vista Alicante LP
—
Deed Of Trust
related
$1,500,000 · Pnc Bank
—
—
15811 East Alicante Road LP
—
Deed Of Trust
related
$9,350,000 · Jones Lang Lasalle Multifamily
—
—
La Mirada Housing Partners LP
—
Deed Of Trust
related
$100,000 · Redevelopment Agency La Mirada
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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