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Property profile & analytics
OFF-MARKET
Estimated value
$13,875,000
Refrigerated & Cold Storage
31110 Schuster Rd Delano, CA 93215-9311
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-0396657
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
2002
Construction
WOOD
Total area
109,065 SF
Lot
12 ac (522,720 SF)
Zoning code
A-1
APN
521-080-02-00-8
UPID
US09-0396657
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
Current use
Occupant on record · Public records
-
La Jolla Farming Logistics Company
-
Fruit Royale Inc. Department Store
-
La Jolla Cold Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.60M
Blend (final)
Blend
$13.88M
Owner & transaction history
La Jolla Cold Storage LLC · 18 yrs held
La Jolla Cold Storage LLC
since 2007
7 recorded transactions
Zoning & alternative use
A-1 · Delano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$23.0M
+84.3%
Office building
$21.1M
+69.4%
Apartment house (5+ units)
$16.3M
+30.3%
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 Delano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Delano 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,475,000
Current use
MEDICAL BUILDING
$22,990,000
Change: +84% · Conversion: Difficult
OFFICE BUILDING
$21,125,000
Change: +69% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$16,255,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,135,000
Change: +21% · Conversion: Easy
INDUSTRIAL (GENERAL)
$13,845,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$13.88M
Range $12.49M – $15.26M · ±10%
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
$127 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$145,569
Tax year 2023
Assessed value
$13,031,165
Assessed 2023
Previous assessed
$13,031,165
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$70,987
Assessed improvement
$12,960,178
Applied tax rate
2.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
YES
Cooling
YES
Total area
109,065 SF
Lot
12 ac (522,720 SF)
Zoning code
A-1
APN
521-080-02-00-8
UPID
US09-0396657
Jurisdiction
KERN
Zoning & alternative use
A-1 · Delano, CA
Zoning A-1 · permitted uses
A-1 · Delano, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Delano. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$12.5M
MEDICAL BUILDING
Est. value
$23.0M
OFFICE BUILDING
Est. value
$21.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$15.1M
INDUSTRIAL (GENERAL)
Est. value
$13.8M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (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
2002
Construction
WOOD
Heating
YES
Cooling
Yes
Lot
12 ac
Current owner
From public records · entity-resolved
La Jolla Cold Storage LLC
Entity
Mailing address
PO BOX 247, DELANO, CA 93216-0247
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2020
—
Lajolla Cold Storage LLC
—
Deed
related
$6,250,000 · Farm Credit Svcs
Aug 8, 2018
—
Wonderful Pomegranate Orchar
—
Deed
related
—
Jan 24, 2018
—
La Jolla Cold Storage LLC
—
Deed
related
$1,200,000 · Farm Credit Svcs
Nov 30, 2007
—
La Jolla Cold Storage LLC
Juvenal Montemayor
Grant Deed
$5,850,000 · Farm Credit West Flca
Sep 19, 2001
—
Juvenal Montemayor
Montemayor,noemi
Quit Claim Deed
related
—
—
—
Lajolla Cold Storage LLC
—
Deed Of Trust
related
$6,250,000 · Farm Credit Svcs
—
—
La Jolla Cold Storage LLC
—
Deed Of Trust
related
$1,200,000 · Farm Credit Svcs
—
—
Juvenal C Montemayor
—
Deed Of Trust
related
$1,770,000 · Farm Credit West
—
—
Wonderful Pomegranate Orchar
—
Loan Modification
related
—
—
—
Juvenal C Montemayor
—
Deed Of Trust
related
$2,730,000 · Farm Credit West
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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