Entity Owned 
For Lease
1 / 4
$13,415,000
16700 Valley View Ave, La Mirada, CA 90638
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1982
Construction
STEEL FRAME
Total area
88,199 SF
Lot
2.43 ac (106,004 SF)
Zoning code
LMM2UD*
APN
7003-006-029
UPID
US09-8020546
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Charitable Organization Social Service Agency
-
Law Firm
-
Tech Support Center
-
Real Estate Agency
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.42M
Owner & transaction history
since 2019
7 recorded transactions
Zoning & alternative use
LMM2UD* · La Mirada, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.42M
Value range
$12.07M – $14.76M
±10% around blend
Estimated value / SF
$152 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$12.07M
blend $13.42M
$14.76M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
88,199 SF
Lot area
2.43 ac
Year built
1982
Stories
4
APN
7003-006-029
Zoning
LMM2UD*
Assessed value
$14,921,706
Annual tax
$198,091
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$16.15M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.3 mi away · 80,993 SF
18.2 mi away · 65,246 SF
21.5 mi away · 72,171 SF
23.3 mi away · 75,693 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2758 sales
$449
-66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $152/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.92M
Move the market yield to see immediate price impact.
Value / SF
$169
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$940k
$18.80M
$13.43M
$10.45M
$1.04M
$20.89M
$14.92M
$11.61M
$1.15M
$22.98M
$16.41M
$12.77M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$18.10M
8.3 mi · Dec 2025 · $209/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$198,091
Tax year 2024
Assessed value
$14,921,706
Assessed 2024
Previous assessed
$14,921,706
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$5,078,892
Assessed improvement
$9,842,814
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1982
Construction
STEEL FRAME
Heating
NONE
Stories
4
Total area
88,199 SF
Lot
2.43 ac (106,004 SF)
Zoning code
LMM2UD*
APN
7003-006-029
UPID
US09-8020546
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMM2UD* · La Mirada, CAZoning LMM2UD* · permitted uses
LMM2UD* · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1982
Construction
STEEL FRAME
Heating
NONE
Stories
4
Lot
2.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LMM2UD*
Jurisdiction
La Mirada, CA
Recorded code
LMM2UD*
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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