Individually Owned Property summary
AI-generated overview
This Valencia, CA warehouse property (28720 Witherspoon Pkwy, 91355) is configured to support short- or long-term occupancy and provides 24-foot warehouse clearance. The interior includes racking systems that can remain in place or be removed to accommodate different operating workflows. It offers ground-level door access with truck-high loading capability for straightforward loading and movement of goods. The site includes ample on-site parking for staff, deliveries, and visitors, and the layout provides the option to make approximately 2,400 square feet of office space available for back-office or administrative use in conjunction with the warehouse area. The facility is designed for uses such as logistics, light distribution, and operational requirements that benefit from meaningful interior height and practical loading access, with on-site support for vehicle activity.
Property profile
Verified
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Year built
2005
Construction
TILT-UP CONCRETE
Total area
30,452 SF
Lot
1.48 ac (64,574 SF)
Zoning code
LCM1.5
APN
3271-028-091
UPID
US09-7568206
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.96M
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
LCM1.5 · Valencia, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 24 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.96M
Value range
$3.56M – $4.35M
±10% around blend
Estimated value / SF
$130 / SF
Confidence
High
24 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$3.56M
blend $3.96M
$4.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,452 SF
Lot area
1.48 ac
Year built
2005
Stories
1
APN
3271-028-091
Zoning
LCM1.5
Assessed value
$3,550,284
Annual tax
$50,486
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$8.64M
Weighted, 20 comps · high confidence
Evidence
24 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
29.8 mi away · 22,720 SF
37.5 mi away · 25,476 SF
38.8 mi away · 32,064 SF
39.0 mi away · 22,420 SF
39.2 mi away · 25,080 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.96M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 50 sales
$310
-58%
Submarket 61 sales
$318
-59%
County 1878 sales
$294
-56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $130/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 24 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.55M
Move the market yield to see immediate price impact.
Value / SF
$117
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$224k
$4.47M
$3.20M
$2.49M
$249k
$4.97M
$3.55M
$2.76M
$273k
$5.47M
$3.91M
$3.04M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
24 found
High confidence · county-verified
Closest comparable
$9.53M
16.5 mi · Dec 2025 · $245/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$50,486
Tax year 2024
Assessed value
$3,550,284
Assessed 2024
Previous assessed
$3,550,284
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,507,263
Assessed improvement
$2,043,021
Applied tax rate
13.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
30,452 SF
Lot
1.48 ac (64,574 SF)
Zoning code
LCM1.5
APN
3271-028-091
UPID
US09-7568206
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1.5 · Valencia, CAZoning LCM1.5 · permitted uses
LCM1.5 · Valencia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCM1.5
Jurisdiction
Valencia, CA
Recorded code
LCM1.5
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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