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Property profile & analytics
OFF-MARKET
Estimated value
$8,780,000
Warehouses
16105 Gundry Ave Paramount, CA 90723-4830
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0078041
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Construction
TILT-UP CONCRETE
Total area
40,000 SF
Lot
1.76 ac (76,576 SF)
Zoning code
PAM2*
APN
7102-001-036
UPID
US10-0078041
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
$9.31M
CAP Approach
CAP
$8.01M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.78M
Owner & transaction history
Ums Family Property LLC · 4 yrs held
Ums Family Property LLC
since 2021
Last sale
$8.3M
1 recorded transaction
Zoning & alternative use
PAM2* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.4M
+20.0%
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 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
$10,085,000
ML approach
$9,305,000
CAP Approach
CAP Return
Estimation
6%
$8,675,000
6.5%
$8,005,000
7%
$7,435,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$10,300,000
Current use
COMMERCIAL (GENERAL)
$12,360,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$8.78M
Range $7.90M – $9.66M · ±10% · vs last sale $8.25M (Aug 13 2021)
Last sale anchor
$8.25M
Aug 13 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
$220 / 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
$104,996
Tax year 2024
Assessed value
$7,927,848
Assessed 2024
Previous assessed
$7,927,848
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$5,430,888
Assessed improvement
$2,496,960
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
40,000 SF
Lot
1.76 ac (76,576 SF)
Zoning code
PAM2*
APN
7102-001-036
UPID
US10-0078041
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
WAREHOUSE, STORAGE Current
Est. value
$10.3M
COMMERCIAL (GENERAL)
Est. value
$12.4M
WAREHOUSE, STORAGE 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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Ums Family Property LLC
Entity
Mailing address
8322 ARTESIA BLVD, BUENA PARK, CA 90621-8417
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2021
$8,250,000
Ums Family Property LLC
H And Dong LLC
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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