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Property profile & analytics
OFF-MARKET
Estimated value
$22,160,000
Manufacturing properties
16420 Vly Vw Ave La Mirada, CA 90638-5821
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8274442
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1972
Total area
144,000 SF
Lot
8.12 ac (353,891 SF)
Zoning code
LMMI
APN
7003-006-015
UPID
US09-8274442
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
by Request
CAP Approach
CAP
$25.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.16M
Owner & transaction history
16424 Valley View LLC · 10 yrs held
16424 Valley View LLC
since 2016
7 recorded transactions
Zoning & alternative use
LMMI · 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%
$28,045,000
6.5%
$25,890,000
7%
$24,040,000
Blend value · Realmo final
$22.16M
Range $19.94M – $24.38M · ±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
$154 / 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
$268,499
Tax year 2024
Assessed value
$20,890,544
Assessed 2024
Previous assessed
$20,890,544
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$12,766,444
Assessed improvement
$8,124,100
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
1972
Heating
NONE
Stories
1
Total area
144,000 SF
Lot
8.12 ac (353,891 SF)
Zoning code
LMMI
APN
7003-006-015
UPID
US09-8274442
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMMI · La Mirada, CAZoning LMMI · permitted uses
LMMI · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Stories
1
Lot
8.12 ac
Current owner
From public records · entity-resolved
16424 Valley View LLC
Entity
Mailing address
13305 PENN ST STE #200, WHITTIER, CA 90602-1728
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2024
—
Valley View LLC
—
Deed
related
$26,000,000 · Customers Bank
Jun 2, 2021
—
16424 Valley View LLC
—
Deed
related
$5,000,000 · Signature Bank
Apr 10, 2018
—
16424 Valley View LLC
—
Deed
related
$10,773,960 · City Nat'l Bk/charleston
Apr 6, 2018
—
16424 Valley View LLC
—
Deed
related
$10,773,960 · City National Bank
Nov 1, 2017
—
16424 Valley View LLC
—
Deed
related
$10,985,000 · City National Bank
Apr 22, 2016
$18,000,000
16424 Valley View LLC
Prologis LP
Grant Deed
$11,309,000 · American Business Bank
Dec 30, 1993
—
Amb Western Properties Fund-i
New England Mutu
Grant Deed
related
—
Dec 28, 1993
—
England Mutual Life Ins New
Newcrow X
Grant Deed
related
—
—
—
16424 Valley View LLC
—
Loan Modification
related
$10,773,960 · City Nat'l Bk/charleston
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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