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Property profile & analytics
OFF-MARKET
Estimated value
$6,915,000
Office buildings
18115 Vly Vw Ave, Cerritos, CA 90703-7010
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7602448
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2005
Construction
TILT-UP CONCRETE
Total area
19,904 SF
Lot
1.23 ac (53,625 SF)
Zoning code
CEM
APN
7022-014-020
UPID
US09-7602448
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
$6.81M
CAP Approach
CAP
$7.14M
Comparable Approach
Comparable
$8.72M
Blend (final)
Blend
$6.92M
Owner & transaction history
P & D Legacy LLC · 4 yrs held
P & D Legacy LLC
since 2021
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
CEM · Cerritos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.2M
+3.1%
Medical building
$9.1M
+1.4%
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 Cerritos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cerritos 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
$6,790,000
ML approach
$6,805,000
CAP Approach
CAP Return
Estimation
6%
$7,735,000
6.5%
$7,140,000
7%
$6,630,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,930,000
Current use
AUTO REPAIR, GARAGE
$9,205,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$9,050,000
Change: +1% · Conversion: Easy
RETAIL STORES
$8,775,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$6.92M
Range $6.22M – $7.61M · ±10% · vs last sale $6.93M (Jul 30 2021)
Last sale anchor
$6.93M
Jul 30 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
$347 / 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
$88,803
Tax year 2024
Assessed value
$7,204,770
Assessed 2024
Previous assessed
$7,204,770
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,161,600
Assessed improvement
$3,043,170
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 (MULTI-STORY)
Status
Off-Market
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
19,904 SF
Lot
1.23 ac (53,625 SF)
Zoning code
CEM
APN
7022-014-020
UPID
US09-7602448
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CEM · Cerritos, CA
Zoning CEM · permitted uses
CEM · Cerritos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cerritos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$9.2M
MEDICAL BUILDING
Est. value
$9.1M
RETAIL STORES
Est. value
$8.8M
OFFICE BUILDING Current
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
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
1.23 ac
Current owner
From public records · entity-resolved
P & D Legacy LLC
Entity
Mailing address
14702 ROMERO DR, WHITTIER, CA 90605-1237
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2023
—
P & D Legacy LLC
—
Deed
related
$3,139,000 · California Statewide Certified Developme
Jul 30, 2021
$6,925,000
P & D Legacy LLC
Londos Center LLC
Grant Deed
$3,700,000 · City National Bank
Mar 12, 2021
—
Londos Center LLC
—
Deed
related
$307,000 · Hanmi Bank
Sep 3, 2019
—
Londos Center LLC
Londos,michael & Barbara
Quit Claim Deed
—
Aug 25, 2005
—
Michael Londos
—
Trustees Deed
related
$2,950,000 · Pacific Mercantile Bank
Oct 6, 1999
$565,000
Michael Londos
Higgins,william C
Grant Deed
$423,750 · Pacific Mercantile Bank
Nov 23, 1994
—
William O Higgins
Higgins,a C
Quit Claim Deed
related
—
May 13, 1994
—
Higgins,bartlett J&maria Trust
Higgins,b J
Quit Claim Deed
related
—
Dec 14, 1990
—
Bartlett Higgins
Higgins Maria L
Quit Claim Deed
related
$350,000 · Marathon National Bank
—
—
William C Higgins
—
Deed Of Trust
related
$305,000 · Government Funding Ca Bus&ind
—
—
Michael Londos
—
Deed Of Trust
related
$2,337,818 · Pacific Mercantile Bank
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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