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Property profile & analytics
OFF-MARKET
Estimated value
$3,840,000
Manufacturing properties
16005 Phoebe Ave La Mirada, CA 90638-5607
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6789683
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1966
Construction
TILT-UP CONCRETE
Total area
14,700 SF
Lot
1.28 ac (55,778 SF)
Zoning code
LMM2*
APN
7001-013-035
UPID
US09-6789683
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
-
Head Water Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.84M
Owner & transaction history
F1 La Mirada LLC · 1 yrs held
F1 La Mirada LLC
since 2024
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
LMM2* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.6M
+41.0%
Commercial (general)
$4.5M
+13.7%
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%
$2,865,000
6.5%
$2,645,000
7%
$2,455,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,995,000
Current use
RETAIL STORES
$5,635,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,540,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$3.84M
Range $3.46M – $4.22M · ±10% · vs last sale $4.85M (Sep 9 2024)
Last sale anchor
$4.85M
Sep 9 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
$261 / 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
$41,800
Tax year 2024
Assessed value
$3,265,019
Assessed 2024
Previous assessed
$3,265,019
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,086,738
Assessed improvement
$1,178,281
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
14,700 SF
Lot
1.28 ac (55,778 SF)
Zoning code
LMM2*
APN
7001-013-035
UPID
US09-6789683
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMM2* · La Mirada, CA
Zoning LMM2* · permitted uses
LMM2* · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mirada. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
RETAIL STORES
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.5M
INDUSTRIAL (GENERAL) Current
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.28 ac
Current owner
From public records · entity-resolved
F1 La Mirada LLC
Entity
Mailing address
1200 WILLOW LK BLVD, SAINT PAUL, MN 55110-5146
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2024
$4,850,000
F1 La Mirada LLC
H B Fuller Construction Products In
Special Warranty Deed
$55,000,000 · Cibc Bank USA
Sep 8, 2014
$3,613,500
H B Fuller Constructio Produc
Bonsal American INC
Grant Deed
—
Jan 24, 2008
—
Bonsal American INC
Hcm Utah INC
Grant Deed
—
Dec 14, 2007
$1,900,000
Hcm Utah INC
Headwaters Resources INC
Quit Claim Deed
related
—
May 14, 2007
—
Headwaters Resources INC
Headwaters Resources INC
Quit Claim Deed
related
—
Jun 1, 2004
—
Isg Resources INC
—
Deed Of Trust
related
$100,000,000 · Bank One NA Trustee
May 15, 1992
—
Osborne Lewis W JR Tr
—
Deed Of Trust
related
—
Jul 8, 1988
$525,000
Clement M Dentis
Osbor
Quit Claim Deed
related
—
—
—
Isg Resources INC
—
Deed Of Trust
related
—
—
—
Headwaters Resources INC
—
Deed Of Trust
related
—
—
—
Headwaters Resources INC
—
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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