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Property profile & analytics
OFF-MARKET
Estimated value
$52,600,000
Manufacturing properties
15918 Carmenita Rd, Cerritos, CA 90703
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7602435
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
168,912 SF
Lot
8.09 ac (352,475 SF)
Zoning code
CEM
APN
7005-013-056
UPID
US09-7602435
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
$52.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$40.47M
Blend (final)
Blend
$52.60M
Owner & transaction history
Mid Counties Holdings LLC · 1 yrs held
Mid Counties Holdings LLC
since 2024
Last sale
$52.6M
7 recorded transactions
Zoning & alternative use
CEM · Cerritos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$78.1M
+69.1%
Medical building
$76.8M
+66.2%
Office building
$75.8M
+64.0%
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 Cerritos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cerritos 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
$52,600,000
ML approach
$52,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$46,190,000
Current use
AUTO REPAIR, GARAGE
$78,130,000
Change: +69% · Conversion: Easy
MEDICAL BUILDING
$76,785,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$75,760,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$74,455,000
Change: +61% · Conversion: Moderate
COMMERCIAL (GENERAL)
$52,190,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$52.60M
Range $47.34M – $57.86M · ±10% · vs last sale $52.60M (Aug 19 2024)
Last sale anchor
$52.60M
Aug 19 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
$311 / 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
$264,370
Tax year 2024
Assessed value
$20,325,409
Assessed 2024
Previous assessed
$20,325,409
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$12,961,132
Assessed improvement
$7,364,277
Applied tax rate
2.0000
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
168,912 SF
Lot
8.09 ac (352,475 SF)
Zoning code
CEM
APN
7005-013-056
UPID
US09-7602435
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CEM · Cerritos, CA
Zoning CEM · permitted uses
CEM · Cerritos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cerritos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$46.2M
AUTO REPAIR, GARAGE
Est. value
$78.1M
MEDICAL BUILDING
Est. value
$76.8M
OFFICE BUILDING
Est. value
$75.8M
RETAIL STORES
Est. value
$74.5M
COMMERCIAL (GENERAL)
Est. value
$52.2M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
8.09 ac
Current owner
From public records · entity-resolved
Mid Counties Holdings LLC
Entity
Mailing address
2211 MICHELSON DR, IRVINE, CA 92612-1384
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
Aug 19, 2024
$52,600,000
Mid Counties Holdings LLC
Icon Owner Pool 1 La Non Bus Parks
Grant Deed
$36,500,000 · Voya Investment Management LLC
Aug 19, 2024
—
Mid Counties Holdings LLC
—
Deed
related
$36,500,000 · Voya Investment Management LLC
Oct 21, 2021
—
Icon Owner Pool 1 La Non Bus Parks
—
Deed
related
—
Oct 7, 2019
—
Icon Owner Pool 1 La Non Busjness P
—
Deed
related
—
Mar 11, 2015
$19,444,500
Icon Owner Pool 1 La Non-busin
Cwca Carmenita 44 LLC
Grant Deed
—
Jun 13, 2007
$21,000,200
Walton Cwca Carmenita 44 LLC
Calwest Indl Holdings LLC
Grant Deed
—
Jul 27, 1999
$4,900,000
Calwest Industrial Prop
New England Mutual Life I,
Grant Deed
—
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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