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Property profile & analytics
OFF-MARKET
Estimated value
$4,820,000
Warehouses
27334 Muirfield Ln Valencia, CA 91355-1010
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9322373
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2002
Construction
TILT-UP CONCRETE
Total area
14,805 SF
Lot
0.65 ac (28,408 SF)
Zoning code
LCA25*
APN
2866-036-030
UPID
US09-9322373
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
$5.02M
CAP Approach
CAP
$3.36M
Comparable Approach
Comparable
$5.85M
Blend (final)
Blend
$4.82M
Owner & transaction history
Valencia Aghi Holdings LLC · 2 yrs held
Valencia Aghi Holdings LLC
since 2023
Last sale
$4.7M
6 recorded transactions
Zoning & alternative use
LCA25* · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.2M
+57.4%
Medical building
$6.7M
+46.5%
Retail stores
$6.1M
+33.2%
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 Valencia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valencia 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
$5,370,000
ML approach
$5,020,000
CAP Approach
CAP Return
Estimation
6%
$3,640,000
6.5%
$3,360,000
7%
$3,120,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,595,000
Current use
OFFICE BUILDING
$7,235,000
Change: +57% · Conversion: Difficult
MEDICAL BUILDING
$6,730,000
Change: +46% · Conversion: Difficult
RETAIL STORES
$6,120,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,035,000
Change: +31% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,575,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.82M
Range $4.34M – $5.30M · ±10% · vs last sale $4.66M (Oct 20 2023)
Last sale anchor
$4.66M
Oct 20 2023
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
$326 / 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
$59,126
Tax year 2024
Assessed value
$4,663,600
Assessed 2024
Previous assessed
$4,663,600
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,663,600
Assessed improvement
$2,000,000
Applied tax rate
13.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
14,805 SF
Lot
0.65 ac (28,408 SF)
Zoning code
LCA25*
APN
2866-036-030
UPID
US09-9322373
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA25* · Valencia, CA
Zoning LCA25* · permitted uses
LCA25* · Valencia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valencia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.6M
OFFICE BUILDING
Est. value
$7.2M
MEDICAL BUILDING
Est. value
$6.7M
RETAIL STORES
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$4.6M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Valencia Aghi Holdings LLC
Entity
Mailing address
12650 MAGNOLIA AVE, RIVERSIDE, CA 92503-4685
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2023
$4,664,000
Valencia Aghi Holdings LLC
Ged LLC
Grant Deed
$2,417,500 · First Bank Of The Lake
Oct 20, 2023
—
Valencia Aghi Holdings LLC
—
Deed
related
$1,979,000 · California Statewide Certified Developme
Feb 8, 2017
—
Ged LLC
—
Deed
related
$983,000 · Southland Economic Dev
Dec 1, 2016
$2,400,000
Ged LLC
Riviera Real Estate LLC
Grant Deed
$1,200,000 · Community Bank
May 14, 2008
—
Riviera Real Estate LLC
Gibson T E & R K Fam Trust
Grant Deed
—
—
—
Ged LLC
—
Deed Of Trust
related
$983,000 · Southland Economic Dev
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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