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Property profile & analytics
OFF-MARKET
Estimated value
$8,585,000
Warehouses
4685 District Blvd Vernon, CA 90058-2731
Entity Owned
Free & Clear
Property ID
US09-6409842
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1995
Construction
TILT-UP CONCRETE
Total area
30,409 SF
Lot
1.34 ac (58,301 SF)
Zoning code
VEM*
APN
6304-020-032
UPID
US09-6409842
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
$7.06M
Comparable Approach
Comparable
$7.28M
Blend (final)
Blend
$8.59M
Owner & transaction history
Tapatio Foods LLC
Tapatio Foods LLC
since 2026
Last sale
$10.0M
5 recorded transactions
Zoning & alternative use
VEM* · Vernon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$13.9M
+63.9%
Neighborhood: shopping center
$12.9M
+52.4%
Retail stores
$12.5M
+47.8%
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 Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vernon 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%
$7,645,000
6.5%
$7,055,000
7%
$6,555,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,450,000
Current use
MEDICAL BUILDING
$13,855,000
Change: +64% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,880,000
Change: +52% · Conversion: Moderate
RETAIL STORES
$12,485,000
Change: +48% · Conversion: Moderate
COMMERCIAL (GENERAL)
$9,110,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$8.59M
Range $7.73M – $9.44M · ±10% · vs last sale $10.00M (Jan 21 2026)
Last sale anchor
$10.00M
Jan 21 2026
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
$282 / 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
$45,524
Tax year 2024
Assessed value
$3,226,462
Assessed 2024
Previous assessed
$3,226,462
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$951,157
Assessed improvement
$2,275,305
Applied tax rate
10.0000
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
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
30,409 SF
Lot
1.34 ac (58,301 SF)
Zoning code
VEM*
APN
6304-020-032
UPID
US09-6409842
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
VEM* · Vernon, CA
Zoning VEM* · permitted uses
VEM* · Vernon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vernon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.5M
MEDICAL BUILDING
Est. value
$13.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
RETAIL STORES
Est. value
$12.5M
COMMERCIAL (GENERAL)
Est. value
$9.1M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
Tapatio Foods LLC
Entity
Free & Clear · 0 yrs held
Mailing address
4685 DISTRICT BLVD, VERNON, CA 90058-2731
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2026
$10,000,000
Tapatio Foods LLC
Tapatio Properties LLC
Grant Deed
—
Jan 13, 2016
—
Jose-luis Saavedra JR
Saavedra,jose-luis SR
Quit Claim Deed
related
—
Dec 23, 2005
—
Saavedra Family Trust
Saavedra,jose-luis
Quit Claim Deed
related
—
Nov 2, 1995
—
Jose Luis Saavedra
—
Deed Of Trust
related
—
Mar 30, 1995
—
Catellus Development Corp
—
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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