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Property profile & analytics
FOR LEASE
Manufacturing properties
2310 Gladwick St, Rancho Dominguez, CA 90220
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9131010
For Lease
1 / 2
$16,785,000
2310 Gladwick St, Rancho Dominguez, CA 90220
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
62,079 SF
Lot
3.1 ac (134,846 SF)
Zoning code
LCM2*
APN
7318-023-075
UPID
US09-9131010
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
$11.02M
CAP Approach
CAP
$11.16M
Comparable Approach
Comparable
$22.03M
Blend (final)
Blend
$16.79M
Owner & transaction history
Terreno Gladwick LLC · 6 yrs held
Terreno Gladwick LLC
since 2020
Last sale
$18.0M
3 recorded transactions
Zoning & alternative use
LCM2* · Rancho Dominguez, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$23.1M
+57.4%
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 Rancho Dominguez submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Dominguez 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
$20,585,000
ML approach
$11,020,000
CAP Approach
CAP Return
Estimation
6%
$12,090,000
6.5%
$11,160,000
7%
$10,365,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$14,675,000
Current use
WAREHOUSE, STORAGE
$23,100,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$13,860,000
Change: -6% · Conversion: Easy
COMMERCIAL (GENERAL)
$13,495,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$12,635,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$16.79M
Range $15.11M – $18.46M · ±10% · vs last sale $17.95M (Mar 13 2020)
Last sale anchor
$17.95M
Mar 13 2020
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
$270 / 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
$222,351
Tax year 2024
Assessed value
$17,498,335
Assessed 2024
Previous assessed
$17,498,335
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$9,328,157
Assessed improvement
$8,170,178
Applied tax rate
1.0000
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
For Lease
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
62,079 SF
Lot
3.1 ac (134,846 SF)
Zoning code
LCM2*
APN
7318-023-075
UPID
US09-9131010
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM2* · Rancho Dominguez, CA
Zoning LCM2* · permitted uses
LCM2* · Rancho Dominguez, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Dominguez. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$14.7M
WAREHOUSE, STORAGE
Est. value
$23.1M
AUTO REPAIR, GARAGE
Est. value
$13.9M
COMMERCIAL (GENERAL)
Est. value
$13.5M
RETAIL STORES
Est. value
$12.6M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.1 ac
Current owner
From public records · entity-resolved
Terreno Gladwick LLC
Entity
Free & Clear · 6 yrs held
Mailing address
101 MONTGOMERY ST STE #200, SAN FRANCISCO, CA 94104-4124
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2020
$17,950,000
Terreno Gladwick LLC
De Well Group LLC
Grant Deed
—
Aug 14, 2012
—
De Well Group LLC
Shanghai De Well Container Shi
Quit Claim Deed
—
Sep 25, 2009
$8,396,500
De Well Container Shi Shanghai
Gladwick Xc
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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