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Property profile & analytics
OFF-MARKET
Estimated value
$10,850,000
Assisted living facilities
1020 Fairfax Ave Los Angeles, CA 90019-4401
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0452920
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Construction
TILT-UP CONCRETE
Total area
23,848 SF
Lot
0.45 ac (19,438 SF)
Zoning code
LAC2
APN
5086-001-051
UPID
US10-0452920
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
-
Beverly West Healthcare Nursing Home
-
Miracle Mile Healthcare LLC Nursing Home
-
Feather Junk Removal Waste Management Facility
-
The Fence Contractor & Installation Repair Los Angeles General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.10M
Blend (final)
Blend
$10.85M
Owner & transaction history
1020 South Fairfax LLC · 6 yrs held
1020 South Fairfax LLC
since 2020
Last sale
$11.0M
5 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.0M
+97.9%
Office building
$12.0M
+82.8%
Medical building
$10.9M
+65.9%
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
$12,850,000
ML approach
$10,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,550,000
Current use
AUTO REPAIR, GARAGE
$12,965,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$11,970,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$10,865,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$10,430,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,100,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,145,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$10.85M
Range $9.77M – $11.94M · ±10% · vs last sale $10.97M (Feb 4 2020)
Last sale anchor
$10.97M
Feb 4 2020
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
$455 / 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
$144,005
Tax year 2024
Assessed value
$11,756,692
Assessed 2024
Previous assessed
$11,756,692
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$7,505,413
Assessed improvement
$4,251,279
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
23,848 SF
Lot
0.45 ac (19,438 SF)
Zoning code
LAC2
APN
5086-001-051
UPID
US10-0452920
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$13.0M
OFFICE BUILDING
Est. value
$12.0M
MEDICAL BUILDING
Est. value
$10.9M
RETAIL STORES
Est. value
$10.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
COMMERCIAL (GENERAL)
Est. value
$7.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
1020 South Fairfax LLC
Entity
Mailing address
6300 WILSHIRE BLVD STE #1800, LOS ANGELES, CA 90048-5236
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
$10,965,000
1020 South Fairfax LLC
Olympic Prop Mgmt LLC
Grant Deed
—
May 20, 2013
—
Olympic Property Mgmt LLC
Hardi-weimer Ptshp
Quit Claim Deed
related
—
—
—
Hardi-weimer
—
Deed Of Trust
related
$1,300,000 · Comerica Bank California
—
—
Hardi-weimer
—
Deed Of Trust
related
$1,750,000 · Long Beach Savings & Loan
—
—
Hardi-weimer
—
Deed Of Trust
related
$2,450,000 · Farmers Insurance Group FCU
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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