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Property profile & analytics
OFF-MARKET
Estimated value
$8,000,000
Warehouses
28303 Industry Dr Valencia, CA 91355-4118
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0079429
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
TILT-UP CONCRETE
Total area
31,753 SF
Lot
2.05 ac (89,307 SF)
Zoning code
LCM1.5
APN
3271-024-080
UPID
US10-0079429
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
$8.00M
CAP Approach
CAP
$7.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.00M
Owner & transaction history
28303 Industry LLC · 2 yrs held
28303 Industry LLC
since 2024
Last sale
$8.0M
5 recorded transactions
Zoning & alternative use
LCM1.5 · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$13.1M
+33.2%
Auto repair, garage
$12.9M
+31.3%
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
$8,000,000
ML approach
$8,000,000
CAP Approach
CAP Return
Estimation
6%
$7,805,000
6.5%
$7,205,000
7%
$6,690,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$9,855,000
Current use
RETAIL STORES
$13,125,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,940,000
Change: +31% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,810,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$8.00M
Range $7.20M – $8.80M · ±10% · vs last sale $8.00M (Jun 3 2024)
Last sale anchor
$8.00M
Jun 3 2024
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
$252 / 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
$107,614
Tax year 2024
Assessed value
$8,324,240
Assessed 2024
Previous assessed
$8,324,240
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$5,203,040
Assessed improvement
$3,121,200
Applied tax rate
11.0000
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,753 SF
Lot
2.05 ac (89,307 SF)
Zoning code
LCM1.5
APN
3271-024-080
UPID
US10-0079429
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1.5 · Valencia, CA
Zoning LCM1.5 · permitted uses
LCM1.5 · 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
$9.9M
RETAIL STORES
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$12.9M
COMMERCIAL (GENERAL)
Est. value
$9.8M
WAREHOUSE, STORAGE Current
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.05 ac
Current owner
From public records · entity-resolved
28303 Industry LLC
Entity
Free & Clear · 2 yrs held
Mailing address
5838 ANNIE OAKLEY RD, HIDDEN HILLS, CA 91302-1200
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2024
—
28303 Industry LLC
Joseph Ostrowsky
Intrafamily Transfer
related
—
Dec 8, 2021
$8,001,000
Joseph Ostrowsky
Industry Tjones LLC
Grant Deed
$4,000,000 · Bank Of The West
Dec 27, 2019
—
William Bulaich
Bulaich Investments LLC
Quit Claim Deed
—
May 26, 2009
$4,400,000
Bulaich Investments LLC
Komar Valencia Properties LLC
Grant Deed
$2,200,000 · Bank Of Santa Clara
Oct 27, 2006
—
Komar Investments LLC
Newhall Land & Farming
Quit Claim Deed
$2,540,000 · Bank Of America
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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