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Property profile & analytics
FOR SALE
Manufacturing properties
9516 Rayo Ave South Gate, CA 90280
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8560539
For Sale
1 / 9
$1,250,000
9516 Rayo Ave, South Gate, CA 90280
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1951
Construction
TILT-UP CONCRETE
Total area
3,348 SF
Lot
0.19 ac (8,201 SF)
Zoning code
SGM2*
APN
6222-033-033
UPID
US09-8560539
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
$670k
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$977k
Blend (final)
Blend
$715k
Owner & transaction history
North Amer Real Prop Improvement Co · 3 yrs held
North Amer Real Prop Improvement Co
since 2022
Last sale
$770,000
6 recorded transactions
Zoning & alternative use
SGM2* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$985,000
+61.8%
Commercial (general)
$710,000
+17.0%
Retail stores
$710,000
+16.8%
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
$770,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
$650,000
6.5%
$600,000
7%
$560,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$610,000
Current use
WAREHOUSE, STORAGE
$985,000
Change: +62% · Conversion: Easy
COMMERCIAL (GENERAL)
$710,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$710,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $770k (Oct 11 2022)
Last sale anchor
$770k
Oct 11 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
$214 / 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
$14,437
Tax year 2024
Assessed value
$1,122,000
Assessed 2024
Previous assessed
$1,122,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$612,000
Assessed improvement
$510,000
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
For Sale
Year built
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,348 SF
Lot
0.19 ac (8,201 SF)
Zoning code
SGM2*
APN
6222-033-033
UPID
US09-8560539
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM2* · South Gate, CA
Zoning SGM2* · permitted uses
SGM2* · 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
$610,000
WAREHOUSE, STORAGE
Est. value
$985,000
COMMERCIAL (GENERAL)
Est. value
$710,000
RETAIL STORES
Est. value
$710,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
North Amer Real Prop Improvement Co
Entity
Mailing address
10866 WASHINGTON BLVDPMB825, CULVER CITY, CA 90232-3610
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
—
North Amer Real Prop Improvement Co
North Amer Real Prop Improvement Co
Intrafamily Transfer
related
$1,000,000 · Kfbi LLC
May 3, 2016
$770,000
North American Real Property I
Corso G Living Trust
Grant Deed
$654,500 · Corso G Living Trust (rt)
Nov 5, 2013
—
Corso,giovanni Living Trust
Corso,giovanni
Quit Claim Deed
related
—
Jun 3, 2011
—
Giovanni Corso
Corso,alicia C
Quit Claim Deed
related
—
Mar 10, 1989
—
Joseph H Cummins
Cummi
Quit Claim Deed
related
—
Jan 13, 1989
$275,000
Giovanni Corso
Ctr
Grant Deed
$265,000 · Cummins Joseph H
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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