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Property profile & analytics
OFF-MARKET
Estimated value
$7,580,000
Office buildings
16680 Vly Vw Ave La Mirada, CA 90638-5823
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6226722
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
TILT-UP CONCRETE
Total area
16,180 SF
Lot
1.77 ac (77,225 SF)
Zoning code
LMM2UD*
APN
7003-006-026
UPID
US09-6226722
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
$7.64M
CAP Approach
CAP
$5.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.58M
Owner & transaction history
Cs1031 California Data Center Dst · 5 yrs held
Cs1031 California Data Center Dst
since 2021
Last sale
$7.5M
6 recorded transactions
Zoning & alternative use
LMM2UD* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.5M
+45.2%
Neighborhood: shopping center
$9.8M
+35.7%
Auto repair, garage
$7.5M
+3.1%
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
$7,725,000
ML approach
$7,640,000
CAP Approach
CAP Return
Estimation
6%
$6,290,000
6.5%
$5,805,000
7%
$5,390,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,255,000
Current use
RESTAURANT
$10,535,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$9,845,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,485,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$7,355,000
Change: +1% · Conversion: Easy
RETAIL STORES
$6,200,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$7.58M
Range $6.82M – $8.34M · ±10% · vs last sale $7.48M (Jan 11 2021)
Last sale anchor
$7.48M
Jan 11 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
$468 / 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
$97,039
Tax year 2024
Assessed value
$7,932,529
Assessed 2024
Previous assessed
$7,932,529
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$4,748,905
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
16,180 SF
Lot
1.77 ac (77,225 SF)
Zoning code
LMM2UD*
APN
7003-006-026
UPID
US09-6226722
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMM2UD* · La Mirada, CA
Zoning LMM2UD* · permitted uses
LMM2UD* · 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
OFFICE BUILDING Current
Est. value
$7.3M
RESTAURANT
Est. value
$10.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$7.5M
MEDICAL BUILDING
Est. value
$7.4M
RETAIL STORES
Est. value
$6.2M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.77 ac
Current owner
From public records · entity-resolved
Cs1031 California Data Center Dst
Individual
Mailing address
1 N LA SALLE ST STE #2100, CHICAGO, IL 60602-3918
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2021
$7,475,000
Cs1031 California Data Center Dst
16680 La Mirada Ltd
Grant Deed
$4,150,000 · Bank Of America NA
Jun 1, 2012
$5,000,000
16680 La Mirada Ltd
Onewest Bk Fsb
Grant Deed
—
May 13, 2009
$5,000,000
Onewest Bank Fsb
Federal Deposit Insurance Corp
Grant Deed
—
Sep 18, 2001
—
Indymac Bk
—
Grant Deed
related
—
Dec 28, 1993
—
England Mutual Life Ins New
Newcrow X
Grant Deed
related
—
Aug 25, 1992
$1,230,000
Software Maintenance INC
—
Grant Deed
related
—
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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