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Property profile & analytics
OFF-MARKET
Estimated value
$4,400,000
Manufacturing properties
3455 San Gabriel Riv Pkwy Pico Rivera, CA 90660-1450
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6254733
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
14,340 SF
Lot
1.64 ac (71,422 SF)
Zoning code
PRIG*
APN
8124-007-026
UPID
US09-6254733
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
-
United Rentals - Aerial (Bike/Boat/Book/etc) Store Rental Equipment Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.22M
Blend (final)
Blend
$4.40M
Owner & transaction history
Pacific Industrial Partners LLC · 4 yrs held
Pacific Industrial Partners LLC
since 2022
Last sale
$5.0M
3 recorded transactions
Zoning & alternative use
PRIG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+70.2%
Medical building
$6.5M
+67.3%
Office building
$6.4M
+65.0%
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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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
$4,400,000
ML approach
$4,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,895,000
Current use
AUTO REPAIR, GARAGE
$6,635,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$6,520,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$6,430,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$5,495,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,430,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$4.40M
Range $3.96M – $4.84M · ±10% · vs last sale $5.05M (Apr 5 2022)
Last sale anchor
$5.05M
Apr 5 2022
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
$307 / 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
$45,912
Tax year 2024
Assessed value
$3,659,507
Assessed 2024
Previous assessed
$3,659,507
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,544,633
Assessed improvement
$114,874
Applied tax rate
9.0000
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
14,340 SF
Lot
1.64 ac (71,422 SF)
Zoning code
PRIG*
APN
8124-007-026
UPID
US09-6254733
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRIG* · Pico Rivera, CAZoning PRIG* · permitted uses
PRIG* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.5M
OFFICE BUILDING
Est. value
$6.4M
RETAIL STORES
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$4.4M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
Pacific Industrial Partners LLC
Entity
Free & Clear · 4 yrs held
Mailing address
16027 VENTURA BLVD STE #550, ENCINO, CA 91436-2796
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
$5,048,000
Pacific Industrial Partners LLC
Social Industrial Partners LLC
Grant Deed
—
Jun 29, 2018
$9,082,000
Pacific Indl Ptrs LLC
Cilantro 1031 LLC
Grant Deed
$7,125,000 · Nano Banc
Apr 9, 2018
$9,082,000
Cilantro 1031 LLC
Duncan Family Trust
Grant Deed
$9,366,382 · Pacific Industrial Ptrs LLC
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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