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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Commercial real estate
32222 Agua Dulce Cyn Rd Agua Dulce, CA 91390-4617
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9117163
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2010
Construction
WOOD
Total area
3,318 SF
Lot
10.07 ac (438,452 SF)
Zoning code
LCRR1*
APN
3212-007-026
UPID
US09-9117163
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
$690k
Comparable Approach
Comparable
$525k
Blend (final)
Blend
$720k
Owner & transaction history
Ben & Reef Gardens INC · 8 yrs held
Ben & Reef Gardens INC
since 2018
7 recorded transactions
Zoning & alternative use
LCRR1* · Agua Dulce, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+2.9%
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 Agua Dulce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Agua Dulce 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%
$745,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,025,000
Current use
WAREHOUSE, STORAGE
$1,055,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$217 / 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
$11,919
Tax year 2024
Assessed value
$978,619
Assessed 2024
Previous assessed
$978,619
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$180,277
Assessed improvement
$798,342
Applied tax rate
8.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
3
Bathrooms
16
Total area
3,318 SF
Lot
10.07 ac (438,452 SF)
Zoning code
LCRR1*
APN
3212-007-026
UPID
US09-9117163
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCRR1* · Agua Dulce, CA
Zoning LCRR1* · permitted uses
LCRR1* · Agua Dulce, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Agua Dulce. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
2010
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
3
Bathrooms
16
Lot
10.07 ac
Current owner
From public records · entity-resolved
Ben & Reef Gardens INC
Entity
Free & Clear · 8 yrs held
Mailing address
5837 DONNA AVE, TARZANA, CA 91356-1216
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2018
—
Ben & Reef Gardens INC
Waizgen,ronit
Quit Claim Deed
related
—
Dec 1, 2014
—
Ben Ronit
Ben & Reef Gardens INC
Quit Claim Deed
—
May 28, 2008
$1,500,000
Ben & Reef Gardens INC
Borden Trust
Grant Deed
$1,084,000 · Story Lending LLC
Jun 25, 2003
—
Borden,tr
Borden,steven L & Susan W
Quit Claim Deed
related
—
Dec 3, 2002
—
Borden,tr
Borden,steven L & Susan W
Quit Claim Deed
related
—
Jan 18, 2002
$1,125,000
Lincoln Trust
—
Grant Deed
related
—
Mar 25, 1996
—
Diane Tong
—
Deed Of Trust
related
—
—
—
Ben & Reef Gardens INC
—
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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