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Property profile & analytics
OFF-MARKET
Estimated value
$3,560,000
Manufacturing properties
28620 Livingston Ave, Valencia, CA 91355-4186
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6680745
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
31,906 SF
Lot
1.34 ac (58,211 SF)
Zoning code
LCA22-A25*
APN
3271-027-035
UPID
US09-6680745
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.56M
Owner & transaction history
Sheldon Appel · 4 yrs held
Sheldon Appel
since 2021
7 recorded transactions
Zoning & alternative use
LCA22-A25* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$112 / 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
$36,883
Tax year 2024
Assessed value
$2,459,838
Assessed 2024
Previous assessed
$2,459,838
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$819,943
Assessed improvement
$1,639,895
Applied tax rate
12.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,906 SF
Lot
1.34 ac (58,211 SF)
Zoning code
LCA22-A25*
APN
3271-027-035
UPID
US09-6680745
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA22-A25* · Valencia, CA
Zoning LCA22-A25* · permitted uses
LCA22-A25* · 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.
Building & site characteristics
From public records
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
Sheldon Appel
Individual
Mailing address
28620 LIVINGSTON AVE, VALENCIA, CA 91355-4186
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2021
—
Sheldon Appel
Carol Dunham Roles
Affidavit Death Of Trustee/successor Trustee
$10,921,500 · Appel Family Trust
Jun 23, 2020
—
Appel E & E 1975 Trust Of
—
Deed
related
$12,000,000 · City Nat'l Bk
May 16, 2019
—
Appel,erwin & Essie Trust
—
Grant Deed
related
$17,500,000 · City Nat'l Bk
Jun 29, 2005
$2,600,020
Appel Erwin & Essie Trust
Livingston Investments LLC
Grant Deed
—
Apr 15, 2004
—
Rancho Cascades Investments
Appel,tr
Grant Deed
related
$1,485,000 · Appel Trust
Oct 16, 2002
—
Sheldon Appel
Appel,tr
Quit Claim Deed
related
—
Dec 14, 2001
—
Appel,tr
Newhall,land & Farming
Grant Deed
related
—
—
—
Appel E & E 1975 Trust Of
—
Loan Modification
related
$12,000,000 · City Nat'l Bk
—
—
61st Street Partners LLC
—
Deed Of Trust
related
$6,580,150 · City National 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.
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