Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,605,000
Manufacturing properties
5631 Leeds St South Gate, CA 90280-7423
Entity Owned
Free & Clear
Property ID
US09-8562886
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Total area
20,000 SF
Lot
0.9 ac (39,190 SF)
Zoning code
SGM3*
APN
6233-029-001
UPID
US09-8562886
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
-
M & J Carpets Corp. Carpet & Flooring Store
-
PuroClean of Huntington Park LA Hardware & Home Improvement Construction Company
-
Chivon Enterprise Production Facility Metal Fabrication Plant
-
Innova Restoration Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.61M
Owner & transaction history
5631 Leeds Property LLC
5631 Leeds Property LLC
since 2025
7 recorded transactions
Zoning & alternative use
SGM3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.3M
+17.0%
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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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%
$3,895,000
6.5%
$3,595,000
7%
$3,340,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,630,000
Current use
COMMERCIAL (GENERAL)
$4,250,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$2.61M
Range $2.34M – $2.87M · ±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
$130 / 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
$34,311
Tax year 2024
Assessed value
$2,425,036
Assessed 2024
Previous assessed
$2,425,036
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,878,833
Assessed improvement
$546,203
Applied tax rate
15.0000
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
1963
Heating
NONE
Stories
1
Total area
20,000 SF
Lot
0.9 ac (39,190 SF)
Zoning code
SGM3*
APN
6233-029-001
UPID
US09-8562886
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM3* · South Gate, CA
Zoning SGM3* · permitted uses
SGM3* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$4.3M
INDUSTRIAL (GENERAL) 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
1963
Heating
NONE
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
5631 Leeds Property LLC
Entity
Free & Clear · 0 yrs held
Mailing address
5631 LEEDS ST, SOUTH GATE, CA 90280-7423
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2025
—
5631 Leeds Property LLC
Andres Torres
Grant Deed
—
Dec 21, 2023
—
Andres Torres
Andres Torres
Intrafamily Transfer
related
—
Jul 19, 2023
—
5631 Leeds Property LLC
Andres Torres
Grant Deed
—
May 12, 2023
—
Andres Torres
—
Deed
related
$458,314 · Bmo Harris Bank NA
Mar 21, 2023
$1,921,000
Andres Torres
Salvador Torres
Grant Deed
related
—
Feb 26, 2014
—
Andres Torres
Torres,angelica
Quit Claim Deed
related
$850,000 · Bank Of The West
Feb 26, 2014
$1,150,000
Andres Torres
Wong Peter Trust
Grant Deed
—
Aug 28, 2002
—
Wong,peter Tr
Wong,p
Quit Claim Deed
related
—
Jul 8, 1999
—
Wong,shirley & Peter
Reliable,metallurgical Process
Trustees Deed
related
—
Jun 9, 1992
$510,000
Metallurgical Processes Reliable
Dean Trust
Grant Deed
$434,000 · Government Funding
—
—
Shirley Wong
—
Deed Of Trust
related
$405,000 · Wells Fargo Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 5631 Leeds St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
