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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Apartment buildings
16436 Indiana Ave Paramount, CA 90723-5539
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8560753
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1925
Construction
WOOD
Total area
4,564 SF
Lot
0.34 ac (15,002 SF)
Zoning code
PARM*
APN
7103-018-012
UPID
US09-8560753
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
$945k
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$955k
Owner & transaction history
Michael Albarenga · 3 yrs held
Michael Albarenga
since 2022
Last sale
$800,008
5 recorded transactions
Zoning & alternative use
PARM* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+40.4%
Warehouse, storage
$1.2M
+17.0%
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
$965,000
ML approach
$945,000
CAP Approach
CAP Return
Estimation
6%
$1,225,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Current use
COMMERCIAL (GENERAL)
$1,410,000
Change: +40% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,175,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±10% · vs last sale $800k (Nov 4 2022)
Last sale anchor
$800k
Nov 4 2022
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
$209 / 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
$11,688
Tax year 2024
Assessed value
$816,000
Assessed 2024
Previous assessed
$816,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$571,200
Assessed improvement
$244,800
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
5
Units
6
Bathrooms
6
Total area
4,564 SF
Lot
0.34 ac (15,002 SF)
Zoning code
PARM*
APN
7103-018-012
UPID
US09-8560753
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PARM* · Paramount, CA
Zoning PARM* · permitted uses
PARM* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1925
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
5
Units
6
Bathrooms
6
Lot
0.34 ac
Current owner
From public records · entity-resolved
Michael Albarenga
Individual
Mailing address
202 E 52ND ST, LONG BEACH, CA 90805-6428
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2026
—
Michael Albarenga
—
Deed
related
$650,000 · Us Bank Trust Co NA
Nov 4, 2022
$800,000
Michael Albarenga
Jana L Roumeliotis
Grant Deed
$560,000 · Dmc INC
May 7, 2003
—
Titus Van Zanten
Van Zanten,titus & Julie P
Quit Claim Deed
related
$115,000 · World Savings Bank
—
—
Vanza
—
Deed Of Trust
related
$10,000 · Bailey C B Pensi
—
—
Titus V Zanten
—
Deed Of Trust
related
$14,500 · C Baxter Bailey
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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