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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Apartment buildings
1016 Vancouver Ave Los Angeles, CA 90022-3942
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8608464
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1929
Construction
WOOD
Total area
5,258 SF
Lot
0.23 ac (10,068 SF)
Zoning code
LCR4YY
APN
5245-011-036
UPID
US09-8608464
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
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$860k
Owner & transaction history
Godspeed777 Investments LLC · 4 yrs held
Godspeed777 Investments LLC
since 2021
Last sale
$935,009
7 recorded transactions
Zoning & alternative use
LCR4YY · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+23.1%
Retail stores
$1.2M
+14.2%
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
$795,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,035,000
Current use
OFFICE BUILDING
$1,275,000
Change: +23% · Conversion: Moderate
RETAIL STORES
$1,185,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$860k
Range $774k – $946k · ±10% · vs last sale $935k (Sep 9 2021)
Last sale anchor
$935k
Sep 9 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
$164 / 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
$19,337
Tax year 2024
Assessed value
$1,356,681
Assessed 2024
Previous assessed
$1,356,681
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$755,330
Assessed improvement
$601,351
Applied tax rate
6.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1929
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Units
8
Bathrooms
8
Total area
5,258 SF
Lot
0.23 ac (10,068 SF)
Zoning code
LCR4YY
APN
5245-011-036
UPID
US09-8608464
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR4YY · Los Angeles, CAZoning LCR4YY · permitted uses
LCR4YY · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
1929
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Units
8
Bathrooms
8
Lot
0.23 ac
Current owner
From public records · entity-resolved
Godspeed777 Investments LLC
Entity
Mailing address
1011 S 2ND AVE, ARCADIA, CA 91006-4104
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2021
$935,000
Godspeed777 Investments LLC
Paul Cheng
Grant Deed
$935,000 · Jpmorgan Chase Bank NA
Aug 20, 2018
$1,810,000
Paul Cheng
Vancouver Villas LLC
Grant Deed
—
Nov 15, 2017
—
Vancouver Villas LLC
Espinoza,bianca B
Quit Claim Deed
$520,000 · Anton P Weyhrich
Dec 14, 2016
—
Bianca B Espinoza
—
Trustees Deed
related
$250,000 · Psg Capital Partners INC Psg Capital Partners INC
Mar 29, 2016
—
Bianca Brianne Espinoza
Biance Brianne Espinoza
Intrafamily Transfer
related
$766,000 · Jpmorgan Chase Bank NA
Jun 25, 2015
—
Bianca B Espinoza
Espinoza Bianca B
Quit Claim Deed
related
—
Apr 2, 2015
$739,000
Bianca Espinoza
Pestana F & Kidwell Trust
Grant Deed
$500,000 · Descansando Partners LP
Jun 9, 2006
—
Curtis S Pestana
Pestana E M Living Trust
Quit Claim Deed
related
—
Feb 27, 2004
—
Kidwell,tr
Kidwell,tr
Quit Claim Deed
related
—
Mar 11, 1998
—
Pestana,elsie M Trustee
Pestana,e M
Quit Claim Deed
related
—
Mar 30, 1995
—
Pestana,frank Trustee
Pestana,f S & J E
Quit Claim Deed
related
—
—
—
Frank Pestana
—
Deed Of Trust
related
$70,000 · Kahan Trust
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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