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Property profile & analytics
OFF-MARKET
Estimated value
$3,170,000
Industrial properties
2633 Soto St Los Angeles, CA 90058
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8715864
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1950
Total area
17,200 SF
Lot
2.84 ac (123,724 SF)
Zoning code
VEM*
APN
6302-001-042
UPID
US09-8715864
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
by Request
CAP Approach
CAP
$3.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.17M
Owner & transaction history
Hre Group INC · 2 yrs held
Hre Group INC
since 2024
7 recorded transactions
Zoning & alternative use
VEM* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.2M
+10.9%
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,560,000
6.5%
$3,285,000
7%
$3,050,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,645,000
Current use
COMMERCIAL (GENERAL)
$5,150,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$3.17M
Range $2.85M – $3.49M · ±10%
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
$184 / 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
$107,642
Tax year 2024
Assessed value
$5,077,283
Assessed 2024
Previous assessed
$5,077,283
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$4,190,114
Assessed improvement
$887,169
Applied tax rate
10.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1950
Heating
NONE
Buildings
2
Stories
1
Total area
17,200 SF
Lot
2.84 ac (123,724 SF)
Zoning code
VEM*
APN
6302-001-042
UPID
US09-8715864
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
VEM* · Los Angeles, CA
Zoning VEM* · permitted uses
VEM* · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$5.2M
INDUSTRIAL (GENERAL) Current
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
1950
Heating
NONE
Stories
1
Buildings
2
Lot
2.84 ac
Current owner
From public records · entity-resolved
Hre Group INC
Entity
Free & Clear · 2 yrs held
Mailing address
7701 W 95TH ST, HICKORY HILLS, IL 60457-2275
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2024
—
Hre Group INC
Hercules Forwarding INC
Grant Deed
—
Jun 11, 2010
$4,000,000
Hercules Forwarding INC
Overland Leasing LLC
Grant Deed
—
Nov 9, 2005
$3,100,000
Overland Leasing LLC
Grw Terminals
Grant Deed
$2,500,000 · Zions First National Bank
Jan 19, 2000
—
Grw Terminals
—
Deed Of Trust
related
$1,700,000 · Wells Fargo Bank
Nov 2, 1999
—
Square-h Brands INC
—
Deed Of Trust
related
$1,500,000 · Individual
Mar 2, 1995
$1,800,000
Grw Terminals
Pacific Crest Investment & Loa
Grant Deed
$900,000 · Wells Fargo Bank
Jun 3, 1994
$2,000,000
Foothill Thrift
Transportation C
Trustees Deed
related
—
—
—
Grw Terminals
—
Deed Of Trust
related
$743,000 · 3business Finance Center
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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