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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Manufacturing properties
29021 Ave Sherman Ste 111 Valencia, CA 91355-5412
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9301738
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2005
Construction
TILT-UP CONCRETE
Total area
2,240 SF
Lot
3.34 ac (145,524 SF)
Zoning code
LCA22-A25*
APN
3271-027-067
UPID
US09-9301738
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
$520k
CAP Approach
CAP
$420k
Comparable Approach
Comparable
$744k
Blend (final)
Blend
$540k
Owner & transaction history
Steven John Rice · 5 yrs held
Steven John Rice
since 2021
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
LCA22-A25* · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$695,000
+20.4%
Commercial (general)
$690,000
+19.9%
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
$535,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
$455,000
6.5%
$420,000
7%
$390,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$575,000
Current use
WAREHOUSE, STORAGE
$695,000
Change: +20% · Conversion: Easy
COMMERCIAL (GENERAL)
$690,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $550k (Jun 10 2021)
Last sale anchor
$550k
Jun 10 2021
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
$241 / 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
$8,628
Tax year 2024
Assessed value
$613,531
Assessed 2024
Previous assessed
$613,531
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$334,654
Assessed improvement
$278,877
Applied tax rate
13.0000
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
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,240 SF
Lot
3.34 ac (145,524 SF)
Zoning code
LCA22-A25*
APN
3271-027-067
UPID
US09-9301738
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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$575,000
WAREHOUSE, STORAGE
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$690,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
3.34 ac
Current owner
From public records · entity-resolved
Steven John Rice
Individual
Mailing address
30108 SAGECREST WAY, CASTAIC, CA 91384-3245
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2021
—
Steven John Rice
Steven J Rice
Intrafamily Transfer
related
—
Nov 30, 2017
$550,000
Steven J Rice
Wayne E Martin
Grant Deed
—
Nov 30, 2017
—
Steven J Rice
Rice,jami
Quit Claim Deed
related
—
May 2, 2011
$300,000
Wayne E Martin
Skipper Family Trust
Grant Deed
—
—
—
Skipper Family Trust
—
Deed Of Trust
related
$350,000 · Valley Economic Dev Ctr INC
—
—
Skipper,family Trust
—
Deed Of Trust
related
—
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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