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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Manufacturing properties
19151 San Jose Ave La Puente, CA 91748-1407
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9286515
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Total area
2,700 SF
Lot
0.28 ac (12,126 SF)
Zoning code
LCM11/2*
APN
8760-004-015
UPID
US09-9286515
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
$845k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$791k
Blend (final)
Blend
$900k
Owner & transaction history
John Mcnamara · 3 yrs held
John Mcnamara
since 2022
Last sale
$1.0M
5 recorded transactions
Zoning & alternative use
LCM11/2* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+79.6%
Auto repair, garage
$1.1M
+54.2%
Neighborhood: shopping center
$980,000
+43.1%
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 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
$870,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$685,000
Current use
MEDICAL BUILDING
$1,225,000
Change: +80% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,055,000
Change: +54% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$790,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$755,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$590,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $1.00M (Dec 27 2022)
Last sale anchor
$1.00M
Dec 27 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
$333 / 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
$5,980
Tax year 2024
Assessed value
$414,969
Assessed 2024
Previous assessed
$414,969
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$384,853
Assessed improvement
$30,116
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
1973
Heating
NONE
Stories
1
Total area
2,700 SF
Lot
0.28 ac (12,126 SF)
Zoning code
LCM11/2*
APN
8760-004-015
UPID
US09-9286515
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM11/2* · La Puente, CA
Zoning LCM11/2* · permitted uses
LCM11/2* · 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
$685,000
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
OFFICE BUILDING
Est. value
$830,000
RETAIL STORES
Est. value
$790,000
WAREHOUSE, STORAGE
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$590,000
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1973
Heating
NONE
Stories
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
John Mcnamara
Individual
Free & Clear · 3 yrs held
Mailing address
338 S FLOWER AVE, BREA, CA 92821-5436
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2022
—
John Mcnamara
Deborah Lee Mcnamara
Affidavit Of Death Of Joint Tenant
related
—
Dec 15, 2017
$1,000,000
Chad Shade
Mcnamara,deborah L
Grant Deed
$650,000 · Deborah L Mcnamara
Jul 25, 2017
—
Geri G Preston
Gerarden,gerald G
Affidavit Of Death
—
Jan 25, 2017
—
Gerarden,gerald G 2016 Trust
Gerarden,gerald
Quit Claim Deed
related
—
Apr 27, 1966
—
—
—
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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