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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Manufacturing properties
8318 Whittier Blvd, Pico Rivera, CA 90660-2524
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6273084
Property summary
AI-generated overview
This Pico Rivera, CA industrial property offers a compelling owner-user or investment opportunity. Located on high-traffic Whittier Boulevard, this single-story, 11,000-square-foot building features nine units, each with a private bathroom and 10-foot ceilings. The property boasts a 6.30% cap rate and a pro-forma cap rate of 8.03%, with a current NOI of $145,000 and a pro-forma NOI of $184,800. Currently 100% occupied with month-to-month tenants, the property offers significant upside potential. The light manufacturing zoning allows for a wide range of uses. The 27,537-square-foot lot provides ample parking (30 spaces) and additional storage. The asking price is $2,300,000 ($209.09/SF and $255,555.56/unit). Phase 1 and Phase 2 environmental reports are complete. This fully fenced and secured property presents a rare chance to acquire a well-located, multi-tenant industrial asset with strong cash flow and growth potential.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
11,000 SF
Lot
0.63 ac (27,529 SF)
Zoning code
PRIL*
APN
6348-021-005
UPID
US09-6273084
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
-
Welding Shop General Contractor
-
Bob's Custom Cabinets General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.83M
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.83M
Owner & transaction history
5439 Carlin LLC · 1 yrs held
5439 Carlin LLC
since 2024
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
PRIL* · Pico Rivera, 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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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
$1,825,000
ML approach
$1,825,000
CAP Approach
CAP Return
Estimation
6%
$2,140,000
6.5%
$1,980,000
7%
$1,835,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,990,000
Current use
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±10% · vs last sale $1.83M (Nov 7 2024)
Last sale anchor
$1.83M
Nov 7 2024
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
$166 / 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
$11,779
Tax year 2024
Assessed value
$708,195
Assessed 2024
Previous assessed
$708,195
+0.0% YoY
Effective rate
1.66%
On assessed value
Assessed land
$283,274
Assessed improvement
$424,921
Applied tax rate
7.0000
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
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,000 SF
Lot
0.63 ac (27,529 SF)
Zoning code
PRIL*
APN
6348-021-005
UPID
US09-6273084
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRIL* · Pico Rivera, CA
Zoning PRIL* · permitted uses
PRIL* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pico Rivera. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
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
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
5439 Carlin LLC
Entity
Mailing address
10550 PO BOX 5548TH RD SPC #20, WHITTIER, CA 90607-5548
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2025
—
5439 Carlin LLC
—
Deed
related
$350,000 · Vermont Resource LLC
Nov 7, 2024
$1,825,000
5439 Carlin LLC
Abel Valdez
Grant Deed
$925,000 · Lone Oak Fund LLC
Nov 7, 2024
—
Abel Valdez
Dolores Alonzo Valdez
Affidavit Death Of Trustee/successor Trustee
related
$925,000 · Grewal Family Trust
Dec 18, 2018
—
Valdez,jose M Living Trust
Valdez Family Living Trust
Quit Claim Deed
related
—
May 12, 2015
—
Dolores A Valdez
Valdez Robert M
Affidavit Of Death
related
—
May 22, 2009
—
Valdez Family Trust
Valdez,robert M & Dolores A
Quit Claim Deed
related
—
Dec 18, 2007
—
Valdez Family Living Trust
Valdez,jose M & Rosalie
Quit Claim Deed
related
—
Jul 31, 1963
—
—
—
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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