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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Manufacturing properties
316 Frd Blvd, Los Angeles, CA 90022-1121
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-8584418
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Total area
16,740 SF
Lot
0.85 ac (37,130 SF)
Zoning code
LCR2*
APN
5235-006-038
UPID
US09-8584418
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 Reina Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$1.75M
Owner & transaction history
Robles Family LLC · 6 yrs held
Robles Family LLC
since 2020
7 recorded transactions
Zoning & alternative use
LCR2* · Los Angeles, 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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
INDUSTRIAL (GENERAL)
$2,315,000
Current use
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±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
$104 / 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
$28,064
Tax year 2024
Assessed value
$1,914,115
Assessed 2024
Previous assessed
$1,914,115
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$459,374
Assessed improvement
$1,454,741
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
1973
Heating
NONE
Stories
1
Total area
16,740 SF
Lot
0.85 ac (37,130 SF)
Zoning code
LCR2*
APN
5235-006-038
UPID
US09-8584418
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR2* · Los Angeles, CA
Zoning LCR2* · permitted uses
LCR2* · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
INDUSTRIAL (GENERAL) Current
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
1973
Heating
NONE
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Robles Family LLC
Entity
Mailing address
316 N FRD BLVD, LOS ANGELES, CA 90022-1121
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2025
—
Robles Family LLC
—
Deed
related
$26,700,000 · Bmo Bank NA
Oct 30, 2023
—
Robles Family LLC
—
Deed
related
$10,000,000 · Siena Lending Group LLC
Oct 24, 2023
—
Robles Family LLC
—
Deed
related
$26,600,000 · Stabilis Lending LLC
Jul 29, 2021
—
Robles Family LLC
—
Deed
related
$5,000,000 · City National Bank
Jan 16, 2020
—
Robles Family LLC
Robles Family LLC
Intrafamily Transfer
related
$7,200,000 · The Evergreen Advantag LLC
Dec 19, 2019
—
Robles Family LLC
—
Deed
related
—
Mar 23, 2017
—
Robles Family LLC
—
Grant Deed
related
$4,300,000 · Bank Of The West
Dec 21, 2011
—
Robles Family LLC
—
Deed Of Trust
related
$2,800,000 · Bank Of The West
Dec 31, 2002
—
Robles Family LLC
La Reina INC
Grant Deed
$2,500,000 · Cnl Commercial Finance INC
Jul 19, 2002
—
Robles
Robles,r R Tr
Quit Claim Deed
related
—
Jul 11, 2002
—
Robles
Parra,m Tr
Quit Claim Deed
related
—
Sep 3, 1998
—
Parra Daniel R
Robles,m H
Grant Deed
related
—
—
—
Robles Family LLC
—
Deed Of Trust
related
$1,008,328 · Miller Milling Co INC
—
—
Robles Family LLC
—
Deed Of Trust
related
$250,000 · Community Dev Commission
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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