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Property profile & analytics
OFF-MARKET
Estimated value
$8,110,000
Manufacturing properties
15939 Piuma Ave, Cerritos, CA 90703-1526
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8322790
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Construction
TILT-UP CONCRETE
Total area
21,400 SF
Lot
2.29 ac (99,695 SF)
Zoning code
CEMC2
APN
7016-001-086
UPID
US09-8322790
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
$8.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.67M
Blend (final)
Blend
$8.11M
Owner & transaction history
Centerpoint Properties Trust · 5 yrs held
Centerpoint Properties Trust
since 2021
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
CEMC2 · Cerritos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.0M
+122.6%
Auto repair, garage
$9.9M
+69.1%
Medical building
$9.7M
+66.2%
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
$8,060,000
ML approach
$8,215,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,850,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,025,000
Change: +123% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,900,000
Change: +69% · Conversion: Easy
MEDICAL BUILDING
$9,730,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$9,600,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$9,435,000
Change: +61% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,610,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$8.11M
Range $7.30M – $8.92M · ±10% · vs last sale $8.30M (Feb 18 2021)
Last sale anchor
$8.30M
Feb 18 2021
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
$379 / 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
$70,739
Tax year 2024
Assessed value
$5,412,160
Assessed 2024
Previous assessed
$5,412,160
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$3,926,469
Assessed improvement
$1,485,691
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
21,400 SF
Lot
2.29 ac (99,695 SF)
Zoning code
CEMC2
APN
7016-001-086
UPID
US09-8322790
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CEMC2 · Cerritos, CA
Zoning CEMC2 · permitted uses
CEMC2 · 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
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.0M
AUTO REPAIR, GARAGE
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.7M
OFFICE BUILDING
Est. value
$9.6M
RETAIL STORES
Est. value
$9.4M
COMMERCIAL (GENERAL)
Est. value
$6.6M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.29 ac
Current owner
From public records · entity-resolved
Centerpoint Properties Trust
Trust
Free & Clear · 5 yrs held
Mailing address
1808 SWIFT DR, OAK BROOK, IL 60523-1573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Feb 18, 2021
$2,822,000
Centerpoint Properties Trust
Rubin Brothers LLC
Grant Deed
—
Feb 1, 2016
—
Amans,heather S Trust
Amans,heather S
Affidavit Of Death
related
—
Jun 29, 2004
—
Amans,tr
Amans,heather S
Quit Claim Deed
related
—
Jan 7, 2003
—
Amans,tr
Amans,h
Quit Claim Deed
related
—
Nov 5, 1996
$1,210,000
Herley,james E
Westport Hood Venture
Trustees Deed
$735,000 · Pacific Crest Inv & Loan
Nov 5, 1996
—
James E Herley
Herley,s M
Quit Claim Deed
related
—
Jun 9, 1994
—
Amans William Co Tr Et Al
—
Deed Of Trust
related
—
Jun 7, 1994
—
Rubin Lee A Co Tr
—
Deed Of Trust
related
—
Sep 17, 1992
—
William F Amans
—
Deed Of Trust
related
—
Feb 29, 1988
—
Hood Ve Westport
Hood
Quit Claim Deed
related
$4,350,000 · Lomas & Nettleton
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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