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Property profile & analytics
OFF-MARKET
Estimated value
$3,275,000
Manufacturing properties
9430 Rayo Ave South Gate, CA 90280-3615
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9102885
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1999
Construction
TILT-UP CONCRETE
Total area
30,000 SF
Lot
1.69 ac (73,819 SF)
Zoning code
SGM3*
APN
6222-003-014
UPID
US09-9102885
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.28M
Owner & transaction history
Rayogate LLC · 16 yrs held
Rayogate LLC
since 2009
7 recorded transactions
Zoning & alternative use
SGM3* · South Gate, 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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,445,000
Current use
Blend value · Realmo final
$3.28M
Range $2.95M – $3.60M · ±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
$109 / 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
$39,941
Tax year 2024
Assessed value
$2,697,868
Assessed 2024
Previous assessed
$2,697,868
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$1,277,938
Assessed improvement
$1,419,930
Applied tax rate
1.0000
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
30,000 SF
Lot
1.69 ac (73,819 SF)
Zoning code
SGM3*
APN
6222-003-014
UPID
US09-9102885
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM3* · South Gate, CA
Zoning SGM3* · permitted uses
SGM3* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$5.4M
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.69 ac
Current owner
From public records · entity-resolved
Rayogate LLC
Entity
Mailing address
4401 MANCHESTER AVE STE #206, ENCINITAS, CA 92024-7904
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2017
—
Rayogate LLC
—
Deed
related
$2,500,000 · California Coast Cu
Nov 9, 2009
—
Rayogate LLC
Bonham,christie
Quit Claim Deed
related
$350,000 · Wfb NA
Mar 26, 2003
—
S & S Wilson Family LP
9430 Rayo LLC
Grant Deed
related
—
Mar 7, 2003
—
Knollwood Partnership
9430 Rayo LLC
Quit Claim Deed
related
—
Feb 7, 2000
—
George Testamentary T Familian
Familian I Trustee,
Quit Claim Deed
related
—
—
—
Rayogate LLC
—
Deed Of Trust
related
$2,500,000 · California Coast Cu
Feb 28, 1967
—
Familian,rosella Tr Etal
—
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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