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Property profile & analytics
OFF-MARKET
Estimated value
$3,870,000
Office buildings
16444 Paramount Blvd Paramount, CA 90723-5422
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-8503055
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
WOOD
Total area
22,087 SF
Lot
0.56 ac (24,314 SF)
Zoning code
PAC3*
APN
7103-024-043
UPID
US09-8503055
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
-
Paramount Physicians Health Center Physician
-
Dr. Jung-Wook Byun, DDS Dental Office
-
Merci Dental Group: Hans H DDS Dental Office
-
Bayview Research Group LLC Medical Laboratory
-
Westgate Law Law Firm Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.29M
Blend (final)
Blend
$3.87M
Owner & transaction history
Hassan A Riaz · 13 yrs held
Hassan A Riaz
since 2012
5 recorded transactions
Zoning & alternative use
PAC3* · Paramount, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.87M
Range $3.48M – $4.26M · ±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
$175 / 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
$24,097
Tax year 2024
Assessed value
$1,400,666
Assessed 2024
Previous assessed
$1,400,666
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$488,600
Assessed improvement
$912,066
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Stories
1
Total area
22,087 SF
Lot
0.56 ac (24,314 SF)
Zoning code
PAC3*
APN
7103-024-043
UPID
US09-8503055
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PAC3* · Paramount, CAZoning PAC3* · permitted uses
PAC3* · Paramount, 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
1986
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Hassan A Riaz
Individual
Mailing address
16444 PARAMOUNT BLVD STE #103, PARAMOUNT, CA 90723-5453
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Dec 28, 2012
—
Hassan A Riaz
Riaz,raihana
Quit Claim Deed
related
—
Dec 26, 2012
—
Mohammad Riaz
Alfilah Ents LLC
Quit Claim Deed
related
—
Jun 17, 1996
$860,000
Alfilah Enterprises LLC
Ameriko INC
Grant Deed
related
$774,000 · Frontier Bank
Jun 29, 1993
—
Ameriko INC
Rhee Trust
Grant Deed
related
—
—
—
Alfilah Enterprises INC
—
Deed Of Trust
related
$635,000 · Bank Of America
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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