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Property profile & analytics
OFF-MARKET
Estimated value
$30,695,000
Industrial land
La Puente, CA 91744
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-8457652
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
0.39 ac (16,825 SF)
Zoning code
IDM*
APN
8208-024-053
UPID
US09-8457652
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
$30.70M
Owner & transaction history
Ev Stafford LLC · 4 yrs held
Ev Stafford LLC
since 2021
Last sale
$30.9M
7 recorded transactions
Zoning & alternative use
IDM* · La Puente, 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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$30,290,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$30.70M
Range $27.63M – $33.76M · ±10% · vs last sale $30.90M (Dec 21 2021)
Last sale anchor
$30.90M
Dec 21 2021
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
—
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
$24,164
Tax year 2024
Assessed value
$2,080,800
Assessed 2024
Previous assessed
$2,080,800
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,080,800
Applied tax rate
4.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Heating
NONE
Lot
0.39 ac (16,825 SF)
Zoning code
IDM*
APN
8208-024-053
UPID
US09-8457652
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IDM* · La Puente, CA
Zoning IDM* · permitted uses
IDM* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.39 ac
Current owner
From public records · entity-resolved
Ev Stafford LLC
Entity
Mailing address
3323 NE 163RD ST STE #600, NORTH MIAMI BEACH, FL 33160-5598
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
—
Ev Stafford LLC
—
Deed
related
$15,500,000 · Emerald Creek Capital 4 LLC
Dec 21, 2021
$30,900,000
Ev Stafford LLC
Stafford LLC
Grant Deed
$2,010,000 · Israel Discount Bank Of New York
Aug 7, 2018
—
Stafford LLC
—
Grant Deed
related
$6,050,000 · Bank Of America
Dec 10, 2009
—
Skyway Towers LLC
Royal Street Communications Ca
Grant Deed
related
—
May 11, 2009
$5,890,000
Stafford LLC
Cal Of Az Portfolio No 1 LLC
Grant Deed
—
Jul 1, 2003
—
Cal/az Portfolio #1 LLC
Western Distribution Ctrs LLC
Grant Deed
related
—
Jul 17, 1997
—
Presidio Assoc LP Shidler
—
Deed Of Trust
related
$48,000,000 · Credit Suisse First Boston Mtg
Sep 9, 1994
—
Futterman,norma Tr Et Al
—
Deed Of Trust
related
—
—
—
Stafford LLC
—
Deed Of Trust
related
$3,960,000 · Bank Of America
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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