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Property profile & analytics
OFF-MARKET
Estimated value
$2,595,000
Manufacturing properties
870 Arroyo St San Fernando, CA 91340-1832
Entity Owned
1-yr Hold
Free & Clear
Property ID
US10-0045871
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.39 ac (16,876 SF)
Zoning code
SFM2*
APN
2524-001-036
UPID
US10-0045871
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
-
Pacific Coast Eng & Parts Inc Logistics Company Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$2.98M
Blend (final)
Blend
$2.60M
Owner & transaction history
Aa 870 Arroyo LLC · 1 yrs held
Aa 870 Arroyo LLC
since 2025
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
SFM2* · San Fernando, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+33.1%
Warehouse, storage
$2.9M
+32.4%
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 San Fernando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Fernando 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%
$1,950,000
6.5%
$1,800,000
7%
$1,670,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,220,000
Current use
COMMERCIAL (GENERAL)
$2,955,000
Change: +33% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,940,000
Change: +32% · Conversion: Easy
Blend value · Realmo final
$2.60M
Range $2.34M – $2.85M · ±10% · vs last sale $2.80M (Nov 5 2024)
Last sale anchor
$2.80M
Nov 5 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
$260 / 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
$26,521
Tax year 2024
Assessed value
$1,846,201
Assessed 2024
Previous assessed
$1,846,201
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$632,570
Assessed improvement
$1,213,631
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,000 SF
Lot
0.39 ac (16,876 SF)
Zoning code
SFM2*
APN
2524-001-036
UPID
US10-0045871
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SFM2* · San Fernando, CA
Zoning SFM2* · permitted uses
SFM2* · San Fernando, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Fernando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Aa 870 Arroyo LLC
Entity
Free & Clear · 1 yrs held
Mailing address
8962 FLORIN RD, SACRAMENTO, CA 95829-1021
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2025
$2,800,000
Aa 870 Arroyo LLC
Pierre J Rodnunsky
Grant Deed
—
Jun 12, 2024
—
Christina Vera
Betty Lou Yant
Affidavit Death Of Trustee/successor Trustee
—
Sep 5, 2023
—
Marsha R Silver
Wells Fargo Bank NA
Correction Deed
related
—
Jul 17, 2023
—
Wells Fargo Bank NA
Deo L Witt JR
Affidavit Death Of Trustee/successor Trustee
related
—
Oct 28, 2022
—
Pierre J Rodnunsky
Deo L Witt JR
Affidavit Death Of Trustee/successor Trustee
—
Sep 7, 2016
—
Witt,deo L JR Living Trust
Witt,deo L JR
Quit Claim Deed
related
—
Jul 1, 2013
—
Yant,betty L Trust
Yant,betty L
Quit Claim Deed
related
—
Aug 20, 2012
$174,000
Deo L Witt JR.
Silver,marsha R W
Grant Deed
—
Jun 22, 2012
—
Silver Stephen J & M R Trust
Witt,marsha R
Quit Claim Deed
related
—
Jun 23, 2011
—
Deo L Witt JR.
Witt D L & D F 1990 Trust
Quit Claim Deed
related
—
Sep 22, 2000
$250,000
Witt Trust
Tidball Trust
Grant Deed
—
Jul 28, 1972
—
—
—
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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