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Property profile & analytics
FOR LEASE
Warehouses
28557 Industry Dr Valencia, CA 91355
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7624435
For Lease
1 / 10
$12,355,000
28557 Industry Dr, Valencia, CA 91355
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Construction
TILT-UP CONCRETE
Total area
42,104 SF
Lot
2.56 ac (111,461 SF)
Zoning code
LCA2
APN
2866-060-035
UPID
US09-7624435
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
$8.86M
CAP Approach
CAP
$9.56M
Comparable Approach
Comparable
$16.65M
Blend (final)
Blend
$12.36M
Owner & transaction history
Sheldon Appel · 4 yrs held
Sheldon Appel
since 2022
Last sale
$12.9M
3 recorded transactions
Zoning & alternative use
LCA2 · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$20.6M
+57.4%
Medical building
$19.1M
+46.5%
Retail stores
$17.4M
+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
$13,315,000
ML approach
$8,860,000
CAP Approach
CAP Return
Estimation
6%
$10,350,000
6.5%
$9,555,000
7%
$8,870,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,070,000
Current use
OFFICE BUILDING
$20,570,000
Change: +57% · Conversion: Difficult
MEDICAL BUILDING
$19,140,000
Change: +46% · Conversion: Difficult
RETAIL STORES
$17,405,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$17,155,000
Change: +31% · Conversion: Easy
COMMERCIAL (GENERAL)
$13,010,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$12.36M
Range $11.12M – $13.59M · ±10% · vs last sale $12.88M (Mar 10 2022)
Last sale anchor
$12.88M
Mar 10 2022
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
$293 / 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
$170,747
Tax year 2024
Assessed value
$13,395,150
Assessed 2024
Previous assessed
$13,395,150
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$8,323,200
Assessed improvement
$5,071,950
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
42,104 SF
Lot
2.56 ac (111,461 SF)
Zoning code
LCA2
APN
2866-060-035
UPID
US09-7624435
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA2 · Valencia, CA
Zoning LCA2 · permitted uses
LCA2 · 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
$13.1M
OFFICE BUILDING
Est. value
$20.6M
MEDICAL BUILDING
Est. value
$19.1M
RETAIL STORES
Est. value
$17.4M
AUTO REPAIR, GARAGE
Est. value
$17.2M
COMMERCIAL (GENERAL)
Est. value
$13.0M
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.56 ac
Current owner
From public records · entity-resolved
Sheldon Appel
Individual
Mailing address
1616 OCEAN PARK BLVD, SANTA MONICA, CA 90405-4822
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Mar 10, 2022
$12,875,000
Sheldon Appel
Melrose Center Investments
Grant Deed
—
Jul 19, 2006
$8,686,500
Melrose Center Investments
Lnr Valencia Gateway Busn Park
Grant Deed
$600,000 · Citizens Business Bank
—
—
Melrose Center Investments
—
Deed Of Trust
related
$500,000 · Citizens Business Bank
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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