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Property profile & analytics
OFF-MARKET
Estimated value
$10,040,000
Warehouses
6820 Washington Blvd Commerce, CA 90040-1906
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7036277
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1962
Construction
TILT-UP CONCRETE
Total area
28,632 SF
Lot
1.37 ac (59,719 SF)
Zoning code
CMM2*
APN
6336-004-018
UPID
US09-7036277
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
$9.56M
CAP Approach
CAP
$6.65M
Comparable Approach
Comparable
$10.60M
Blend (final)
Blend
$10.04M
Owner & transaction history
Modu Food Property LLC · 2 yrs held
Modu Food Property LLC
since 2023
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
CMM2* · Commerce, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.6M
+105.8%
Office building
$14.4M
+90.0%
Medical building
$13.0M
+72.4%
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 Commerce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Commerce 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
$11,515,000
ML approach
$9,560,000
CAP Approach
CAP Return
Estimation
6%
$7,200,000
6.5%
$6,645,000
7%
$6,170,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$7,565,000
Current use
AUTO REPAIR, GARAGE
$15,565,000
Change: +106% · Conversion: Easy
OFFICE BUILDING
$14,370,000
Change: +90% · Conversion: Difficult
MEDICAL BUILDING
$13,045,000
Change: +72% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,125,000
Change: +60% · Conversion: Moderate
RETAIL STORES
$11,755,000
Change: +55% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,575,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$10.04M
Range $9.04M – $11.04M · ±10% · vs last sale $10.00M (Dec 5 2023)
Last sale anchor
$10.00M
Dec 5 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
$351 / 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
$124,546
Tax year 2024
Assessed value
$10,404,000
Assessed 2024
Previous assessed
$10,404,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$9,228,348
Assessed improvement
$1,175,652
Applied tax rate
6.0000
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
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
28,632 SF
Lot
1.37 ac (59,719 SF)
Zoning code
CMM2*
APN
6336-004-018
UPID
US09-7036277
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CMM2* · Commerce, CA
Zoning CMM2* · permitted uses
CMM2* · Commerce, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Commerce. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$15.6M
OFFICE BUILDING
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$13.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.1M
RETAIL STORES
Est. value
$11.8M
COMMERCIAL (GENERAL)
Est. value
$8.6M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Modu Food Property LLC
Entity
Mailing address
4405 FRUITLAND AVE, VERNON, CA 90058-3222
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
—
Modu Food Property LLC
—
Deed
related
$3,889,000 · Business Finance Capital
Dec 5, 2023
—
Modu Food Property LLC
RT Modu Food Factory LLC
Quit Claim Deed
related
—
Apr 1, 2022
$10,000,000
Modu Food Factory LLC
Jt And Kt Development LLC
Grant Deed
$6,000,000 · Woori America Bank
Sep 15, 2020
—
Jt And Kt Development LLC
—
Deed
related
$1,000,000 · Royal Business Bank
Oct 1, 2019
—
Jt & Kt Dev LLC
—
Deed
related
$3,000,000 · Royal Busn Bk
Nov 6, 2018
—
Jt And Kt Development LLC
—
Deed
related
$200,000 · Royal Business Bank
Jan 31, 2017
—
Jt & Kt Dev LLC
—
Deed
related
$1,250,000 · East West Bk
Jul 8, 2016
—
Jt & Kt Development LLC
—
Deed
related
$3,260,000 · East West Bank
Sep 18, 2013
$3,250,000
Jt & Kt Development LLC
Sino Sun Group INC
Grant Deed
$1,338,000 · So Cal Cdc
Nov 13, 2006
$3,400,000
Sino-sun Group INC
Kcjt LLC
Grant Deed
$1,700,000 · East West Bank
Jun 2, 2006
—
Kcjt LLC
Roesner Donald B Trust
Grant Deed
$1,743,750 · Spectrum Bank
Nov 10, 1972
—
First Natl Bank Of Ft Worth Trust
—
Grant Deed
related
—
—
—
Sino Sun Group INC
—
Deed Of Trust
related
$2,700,000 · Oberon Business Ltd
—
—
Jt & Kt Dev LLC
—
Loan Modification
related
$1,250,000 · East West Bk
—
—
Jt & Kt Dev LLC
—
Deed Of Trust
related
$1,625,000 · Hanmi Bank
—
—
Jt & Kt Dev LLC
—
Deed Of Trust
related
$1,300,000 · Hanmi Bank
—
—
Jt & Kt Dev LLC
—
Loan Modification
related
$3,000,000 · Royal Busn Bk
Mar 4, 1968
—
—
—
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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