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Property profile & analytics
OFF-MARKET
Estimated value
$4,650,000
Office buildings
28528 Industry Dr Valencia, CA 91355-5442
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9301771
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2013
Construction
TILT-UP CONCRETE
Total area
15,622 SF
Lot
1.84 ac (80,227 SF)
Zoning code
SCBP
APN
2866-060-075
UPID
US09-9301771
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
$4.79M
CAP Approach
CAP
$3.38M
Comparable Approach
Comparable
$3.62M
Blend (final)
Blend
$4.65M
Owner & transaction history
Thor Land Holdings LLC · 2 yrs held
Thor Land Holdings LLC
since 2023
Last sale
$4.5M
3 recorded transactions
Zoning & alternative use
SCBP · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$4,810,000
ML approach
$4,790,000
CAP Approach
CAP Return
Estimation
6%
$3,660,000
6.5%
$3,380,000
7%
$3,140,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,630,000
Current use
MEDICAL BUILDING
$7,100,000
Change: -7% · Conversion: Easy
RETAIL STORES
$6,455,000
Change: -15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,365,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.65M
Range $4.19M – $5.12M · ±10% · vs last sale $4.50M (Dec 19 2023)
Last sale anchor
$4.50M
Dec 19 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
$298 / 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
$62,385
Tax year 2024
Assessed value
$4,500,000
Assessed 2024
Previous assessed
$4,500,000
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,500,000
Assessed improvement
$2,000,000
Applied tax rate
14.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
15,622 SF
Lot
1.84 ac (80,227 SF)
Zoning code
SCBP
APN
2866-060-075
UPID
US09-9301771
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SCBP · Valencia, CA
Zoning SCBP · permitted uses
SCBP · 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
OFFICE BUILDING Current
Est. value
$7.6M
MEDICAL BUILDING
Est. value
$7.1M
RETAIL STORES
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$6.4M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2013
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.84 ac
Current owner
From public records · entity-resolved
Thor Land Holdings LLC
Entity
Mailing address
28528 INDUSTRY DR, VALENCIA, CA 91355-5442
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2023
$4,500,000
Thor Land Holdings LLC
Vineland Group Holdings LLC
Grant Deed
$2,293,000 · Transportation Alliance Bank INC
Dec 19, 2023
—
New Vision LLC
Thor Land Holdings LLC
Lease
$1,877,000 · Business Finance Capital
Aug 22, 2022
$4,179,000
Vineland Group Holdings LLC
Bank Of Southern California NA
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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