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Property profile & analytics
OFF-MARKET
Estimated value
$5,395,000
Manufacturing properties
770 Stimson Ave, City Of Industry, CA 91745-1638
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8037894
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1988
Construction
TILT-UP CONCRETE
Total area
20,104 SF
Lot
1.72 ac (74,931 SF)
Zoning code
IDM*
APN
8242-016-058
UPID
US09-8037894
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
$5.02M
CAP Approach
CAP
$3.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.40M
Owner & transaction history
Ums Family Property LLC · 4 yrs held
Ums Family Property LLC
since 2022
Last sale
$5.8M
3 recorded transactions
Zoning & alternative use
IDM* · City Of Industry, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.8M
+54.2%
Neighborhood: shopping center
$7.3M
+43.1%
Retail stores
$5.9M
+15.7%
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 City Of Industry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs City Of Industry 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
$5,065,000
ML approach
$5,015,000
CAP Approach
CAP Return
Estimation
6%
$3,915,000
6.5%
$3,615,000
7%
$3,355,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,090,000
Current use
AUTO REPAIR, GARAGE
$7,845,000
Change: +54% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,285,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$5,885,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$5.40M
Range $4.86M – $5.93M · ±10% · vs last sale $5.75M (Mar 1 2022)
Last sale anchor
$5.75M
Mar 1 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
$268 / 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
$73,865
Tax year 2024
Assessed value
$5,982,300
Assessed 2024
Previous assessed
$5,982,300
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,369,680
Assessed improvement
$1,612,620
Applied tax rate
4.0000
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
FOOD PROCESSING
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
20,104 SF
Lot
1.72 ac (74,931 SF)
Zoning code
IDM*
APN
8242-016-058
UPID
US09-8037894
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDM* · City Of Industry, CA
Zoning IDM* · permitted uses
IDM* · City Of Industry, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
City Of Industry. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$7.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
RETAIL STORES
Est. value
$5.9M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Ums Family Property LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1851 W COOPER CT, LA HABRA, CA 90631-2053
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 20, 2022
—
Ums Family Property LLC
—
Deed
related
$2,700,000 · Hanmi Bank
Mar 1, 2022
$5,750,000
Ums Family Property LLC
Venus Foods INC
Grant Deed
—
Mar 24, 1989
$1,287,000
Venus Foods INC
Unknown
Grant Deed
—
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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