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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Retail space
8502 Alondra Blvd Paramount, CA 90723-5202
Trust Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0077801
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
TILT-UP CONCRETE
Total area
3,760 SF
Lot
0.36 ac (15,588 SF)
Zoning code
PACM*
APN
7107-001-021
UPID
US10-0077801
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
-
Western Union Bank Credit Union
-
Seven Eleven Grocery & Convenience Store
-
7-Eleven Grocery & Convenience Store
-
Citibank ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
M,m P Family Trust · 11 yrs held
M,m P Family Trust
since 2014
7 recorded transactions
Zoning & alternative use
PACM* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+20.7%
Medical building
$1.7M
+18.6%
Office building
$1.7M
+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 Paramount submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paramount 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%
$1,385,000
6.5%
$1,280,000
7%
$1,190,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,440,000
Current use
AUTO REPAIR, GARAGE
$1,740,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,710,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,685,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,160,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±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
$302 / 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
$19,898
Tax year 2024
Assessed value
$1,533,295
Assessed 2024
Previous assessed
$1,533,295
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$836,344
Assessed improvement
$696,951
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
3,760 SF
Lot
0.36 ac (15,588 SF)
Zoning code
PACM*
APN
7107-001-021
UPID
US10-0077801
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PACM* · Paramount, CA
Zoning PACM* · permitted uses
PACM* · Paramount, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paramount. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
M,m P Family Trust
Trust
Mailing address
130 N CARMELINA AVE, LOS ANGELES, CA 90049-2732
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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 22, 2014
—
M,m P Family Trust
M M P Family Trust
Quit Claim Deed
related
—
Nov 12, 2003
$1,750,000
Moossai,tr
Golison,tr
Grant Deed
$850,000 · Golison Trust
Feb 19, 2003
—
Jay Golison
Golison,jacqueline C
Quit Claim Deed
related
—
Dec 31, 2002
$375,000
Golison,tr
Dehner,tr
Grant Deed
—
Nov 22, 1993
—
Dehner J Drew
—
Deed Of Trust
related
—
—
—
Moossai Family Trust
—
Deed Of Trust
related
$690,000 · Bbcn Bk
—
—
Robert Golison
—
Deed Of Trust
related
$20,000 · Individual
—
—
Golison,tr
—
Deed Of Trust
related
$375,000 · Orange Community 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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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