Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Manufacturing properties
16450 Phoebe Ave La Mirada, CA 90638-5614
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6789705
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
24,000 SF
Lot
1.29 ac (56,339 SF)
Zoning code
LMM1M2*
APN
7001-013-043
UPID
US09-6789705
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
-
Expedited Freight Services Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.05M
Owner & transaction history
Black Crow Industries LLC · 7 yrs held
Black Crow Industries LLC
since 2018
7 recorded transactions
Zoning & alternative use
LMM1M2* · 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%
$4,675,000
6.5%
$4,315,000
7%
$4,005,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,520,000
Current use
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±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
$169 / 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
$65,781
Tax year 2024
Assessed value
$5,249,498
Assessed 2024
Previous assessed
$5,249,498
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,280,937
Assessed improvement
$1,968,561
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
24,000 SF
Lot
1.29 ac (56,339 SF)
Zoning code
LMM1M2*
APN
7001-013-043
UPID
US09-6789705
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMM1M2* · La Mirada, CA
Zoning LMM1M2* · permitted uses
LMM1M2* · 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
$6.5M
INDUSTRIAL (GENERAL) Current
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
Black Crow Industries LLC
Entity
Mailing address
1866 N CARLSBAD ST, ORANGE, CA 92867-3367
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2018
$4,800,000
Black Crow Industries LLC
Charles Robert Tyler
Grant Deed
$3,400,000 · Wells Fargo Bank NA
Mar 17, 2004
—
Tyler,tr
Tyler,charles R
Quit Claim Deed
related
—
Feb 9, 2004
$1,750,000
Cahrles R Tyler
T & D Equipment
Grant Deed
$1,225,000 · East West Bank
Apr 28, 1999
$1,300,000
T Equipment
Donald Investment Co
Grant Deed
$587,700 · Wilshire State Bank
—
—
T Equipment
—
Deed Of Trust
related
$1,301,250 · Cnl Commercial Finance INC
—
—
Tyler,charles R Trust
—
Deed Of Trust
related
$1,022,500 · Bank Of The West
—
—
T Equipment
—
Deed Of Trust
related
$587,000 · Us Bank NA
—
—
Charles R Tyler
—
Deed Of Trust
related
$1,225,000 · Temecula Valley Bank NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16450 Phoebe Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
