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Property profile & analytics
OFF-MARKET
Estimated value
$1,945,000
Warehouses
8565 Alondra Blvd Paramount, CA 90723-5201
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6446641
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
TILT-UP CONCRETE
Total area
4,500 SF
Lot
0.28 ac (12,275 SF)
Zoning code
PAMI*
APN
6268-016-014
UPID
US09-6446641
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
-
SeDanGroup Tech Support Center IT Consulting Firm
-
Perfume Expo Inc Cosmetic Store
-
Schmuckatelli Co. (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.95M
Owner & transaction history
Phancy Holding LLC · 4 yrs held
Phancy Holding LLC
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
PAMI* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+136.3%
Auto repair, garage
$2.1M
+79.6%
Medical building
$2.0M
+76.5%
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
$2,295,000
ML approach
$2,155,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,740,000
Change: +136% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,080,000
Change: +80% · Conversion: Easy
MEDICAL BUILDING
$2,045,000
Change: +77% · Conversion: Difficult
OFFICE BUILDING
$2,020,000
Change: +74% · Conversion: Difficult
RETAIL STORES
$1,725,000
Change: +49% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,390,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$1.95M
Range $1.75M – $2.14M · ±10% · vs last sale $1.90M (Apr 29 2022)
Last sale anchor
$1.90M
Apr 29 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
$432 / 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
$25,336
Tax year 2024
Assessed value
$1,976,760
Assessed 2024
Previous assessed
$1,976,760
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,456,560
Assessed improvement
$520,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
4,500 SF
Lot
0.28 ac (12,275 SF)
Zoning code
PAMI*
APN
6268-016-014
UPID
US09-6446641
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PAMI* · Paramount, CA
Zoning PAMI* · permitted uses
PAMI* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Phancy Holding LLC
Entity
Mailing address
9722 ORANGEWOOD AVE, GARDEN GROVE, CA 92841-1740
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2022
$1,900,000
Phancy Holding LLC
Jamik Investments LLC
Grant Deed
$1,615,000 · First Citizens Bank & Trust Co
Mar 13, 2019
—
Jamik Investments LLC
—
Deed
related
$705,000 · Universal Bank
Dec 5, 2013
—
Jamik Investments LLC
Keough,michael
Quit Claim Deed
related
$520,000 · Bank Of The West
Jan 13, 2012
$540,000
Michael Keough
Wilshire St Bk
Grant Deed
$511,200 · Bank Of The West
Nov 10, 2011
$317,800
St Bk Wilshire
American Default Mgmt
Trustees Deed
related
—
Oct 19, 2011
$6,100
St Bk Wilshire
American Default Mgmt
Trustees Deed
related
—
—
—
Choong K Yoo
—
Deed Of Trust
related
$300,000 · Hanil Bank
—
—
Choong K Yoo
—
Deed Of Trust
related
$320,000 · Wilshire State Bank
—
—
Choong K Yoo
—
Deed Of Trust
related
$30,000 · California Korea Bank
—
—
Choong K Yoo
—
Deed Of Trust
related
$50,000 · Wilshire State Bank
—
—
Choong K Yoo
—
Deed Of Trust
related
—
—
—
Choong K Yoo
—
Deed Of Trust
related
$247,828 · Wilshire State Bank
—
—
Gil Yoo
—
Deed Of Trust
related
$120,000 · Individual
—
—
Choong K Yoo
—
Deed Of Trust
related
$260,000 · California Cho Haung Bank
—
—
Choong K Yoo
—
Deed Of Trust
related
$175,000 · Union 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.
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