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Property profile & analytics
OFF-MARKET
Estimated value
$4,005,000
Warehouses
4131 Whiteside St Los Angeles, CA 90063-1618
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6947673
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2010
Construction
TILT-UP CONCRETE
Total area
20,364 SF
Lot
0.77 ac (33,510 SF)
Zoning code
LCM2*
APN
5223-037-012
UPID
US09-6947673
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
-
Sandler Bros - Wiping Cloth - Factory Direct Big Box & Wholesale Store Building Supply
-
M T R Products Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.01M
CAP Approach
CAP
$4.73M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.01M
Owner & transaction history
2550 S Soto Street II LLC · 2 yrs held
2550 S Soto Street II LLC
since 2023
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
LCM2* · 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
$4,010,000
ML approach
$4,005,000
CAP Approach
CAP Return
Estimation
6%
$5,120,000
6.5%
$4,725,000
7%
$4,390,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,695,000
Current use
COMMERCIAL (GENERAL)
$4,715,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.01M
Range $3.60M – $4.41M · ±10% · vs last sale $4.00M (Aug 31 2023)
Last sale anchor
$4.00M
Aug 31 2023
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
$197 / 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
$76,663
Tax year 2024
Assessed value
$5,990,000
Assessed 2024
Previous assessed
$5,990,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,101,000
Assessed improvement
$2,889,000
Applied tax rate
14.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
20,364 SF
Lot
0.77 ac (33,510 SF)
Zoning code
LCM2*
APN
5223-037-012
UPID
US09-6947673
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM2* · Los Angeles, CAZoning LCM2* · permitted uses
LCM2* · Los Angeles, 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
WAREHOUSE, STORAGE Current
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.7M
WAREHOUSE, STORAGE Current
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
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
2550 S Soto Street II LLC
Entity
Mailing address
806 N CRES DR, BEVERLY HILLS, CA 90210-2918
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Aug 31, 2023
$4,000,000
2550 S Soto Street II LLC
Moris Herscowitz
Grant Deed
—
Mar 16, 2020
—
Herscowitz Living Trust
—
Deed
related
$1,000,000 · Bank Of The West
Aug 2, 2018
—
Moris Herscowitz
—
Deed
related
$3,700,000 · American Business Bank
Sep 15, 2016
—
Herscowitz Living Trust
—
Deed
related
$450,000 · Margie Rand
Jun 5, 2009
—
Herscowitz Living Trust
—
Trustees Deed
related
$1,620,000 · Pacific Western Bank
Dec 30, 2005
—
Herscowitz Trust
Herscowitz,moris & Janet
Quit Claim Deed
related
—
Jun 29, 2001
$96,000
P T M Ptshp
Eskron Investments LP
Grant Deed
—
Jun 29, 2001
$1,700,000
Moris Herscowitz
Pt M Ptshp
Grant Deed
$700,000 · Bank Of America
Aug 11, 1995
$750,000
Eskron Investments
Lubkay,conrad & Darlene D
Grant Deed
$265,000 · Seller
—
—
Herscowitz Living Trust
—
Deed Of Trust
related
$3,000,000 · Bank Of The West
—
—
Herscowitz Living Trust
—
Deed Of Trust
related
$1,000,000 · Bank Of The West
—
—
Herscowitz Living Trust
—
Deed Of Trust
related
$450,000 · Margie Rand
—
—
P T M Partnership LP
—
Deed Of Trust
related
$715,000 · Moris & Janet
Feb 16, 1965
—
—
—
Grant Deed
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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