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Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Manufacturing properties
2478 Arrow Hwy La Verne, CA 91750-5505
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6923941
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Construction
TILT-UP CONCRETE
Total area
8,928 SF
Lot
0.7 ac (30,648 SF)
Zoning code
LVPID*
APN
8378-015-009
UPID
US09-6923941
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
Current use
Occupant on record · Public records
-
LifeSafer Ignition Interlock Building Supply General Contractor
-
Bob's Auto Electric & Repair Auto Repair Shop
-
ALCOLOCK Ignition Interlock Building Supply General Contractor
-
ABC Smog Test Only Sustainability Organization
-
M & A AUTO CARE Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.40M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Arrow White Corner LLC · 5 yrs held
Arrow White Corner LLC
since 2021
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
LVPID* · La Verne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.1M
+70.2%
Medical building
$4.1M
+67.3%
Office building
$4.0M
+65.0%
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 Verne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Verne 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
$2,475,000
ML approach
$2,395,000
CAP Approach
CAP Return
Estimation
6%
$1,740,000
6.5%
$1,605,000
7%
$1,490,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,425,000
Current use
AUTO REPAIR, GARAGE
$4,130,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$4,060,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$4,005,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$3,420,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,760,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.74M · ±10% · vs last sale $2.55M (Apr 1 2021)
Last sale anchor
$2.55M
Apr 1 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
$279 / 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
$32,233
Tax year 2024
Assessed value
$2,706,080
Assessed 2024
Previous assessed
$2,706,080
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,644,872
Assessed improvement
$1,061,208
Applied tax rate
16.0000
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,928 SF
Lot
0.7 ac (30,648 SF)
Zoning code
LVPID*
APN
8378-015-009
UPID
US09-6923941
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LVPID* · La Verne, CA
Zoning LVPID* · permitted uses
LVPID* · La Verne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Verne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.0M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.8M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Arrow White Corner LLC
Entity
Mailing address
191 W 4TH ST, POMONA, CA 91766-1715
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2021
$2,550,000
Arrow White Corner LLC
Earl Attman JR
Grant Deed
$1,605,000 · Plesnik Palo
Aug 20, 2009
—
Earl Attman JR.
Attman,earl SR
Quit Claim Deed
related
—
Jan 4, 2008
—
Earl J Attman
Attman Brothers La Verne 3 Pts
Quit Claim Deed
—
Feb 4, 1993
—
Attman Earl J Diane
—
Deed Of Trust
related
—
—
—
Earl Attman JR.
—
Deed Of Trust
related
$195,000 · Mason Family 1993 Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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