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Property profile & analytics
OFF-MARKET
Estimated value
$4,280,000
Manufacturing properties
18117 Vly Blvd La Puente, CA 91744
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9744602
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1959
Construction
TILT-UP CONCRETE
Total area
11,542 SF
Lot
1.06 ac (46,128 SF)
Zoning code
LCCMB1*
APN
8727-012-025
UPID
US09-9744602
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
$3.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.57M
Blend (final)
Blend
$4.28M
Owner & transaction history
Streamline Property Holding LLC · 4 yrs held
Streamline Property Holding LLC
since 2022
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
LCCMB1* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+94.9%
Medical building
$5.2M
+79.6%
Warehouse, storage
$4.9M
+67.7%
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 Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$3,925,000
ML approach
$3,910,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,920,000
Current use
RESTAURANT
$5,695,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$5,245,000
Change: +80% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,900,000
Change: +68% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,505,000
Change: +54% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,180,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$3,550,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,855,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$4.28M
Range $3.85M – $4.71M · ±10% · vs last sale $4.50M (Jun 9 2022)
Last sale anchor
$4.50M
Jun 9 2022
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
$371 / 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
$58,894
Tax year 2024
Assessed value
$4,681,800
Assessed 2024
Previous assessed
$4,681,800
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,577,760
Assessed improvement
$104,040
Applied tax rate
8.0000
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
11,542 SF
Lot
1.06 ac (46,128 SF)
Zoning code
LCCMB1*
APN
8727-012-025
UPID
US09-9744602
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCMB1* · La Puente, CA
Zoning LCCMB1* · permitted uses
LCCMB1* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.9M
RESTAURANT
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$5.2M
WAREHOUSE, STORAGE
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.06 ac
Current owner
From public records · entity-resolved
Streamline Property Holding LLC
Entity
Free & Clear · 4 yrs held
Mailing address
4982 4TH ST, IRWINDALE, CA 91706-2170
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2022
$4,500,000
Streamline Property Holding LLC
Wen Hsiang Hsin
Grant Deed
—
Jun 9, 2022
—
Junyan Wu
Shu Mei Lee
Intrafamily Transfer
related
—
Sep 10, 2021
$600,000
Wen Hsiang Hsin
Junyan Wu
Grant Deed
—
Aug 12, 2003
$525,000
Junyan Wu
Necochea,sergio
Grant Deed
—
Aug 12, 2003
—
Sergio Necochea
Sagui,luis N
Grant Deed
related
—
Jan 29, 1996
$430,000
Sagui,luis N
Phillips Trust
Trustees Deed
$370,000 · Seller
Jan 29, 1996
—
Sagui,luis N
Denecochea,m G
Trustees 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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