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Property profile & analytics
OFF-MARKET
Estimated value
$2,465,000
Outlet malls
1053 Olive St Los Angeles, CA 90015
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0478976
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1911
Construction
TILT-UP CONCRETE
Total area
7,250 SF
Lot
0.18 ac (7,627 SF)
Zoning code
LAR5
APN
5139-010-011
UPID
US10-0478976
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
$2.59M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$2.47M
Owner & transaction history
1045 Olive LLC · 11 yrs held
1045 Olive LLC
since 2015
6 recorded transactions
Zoning & alternative use
LAR5 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.9M
+28.7%
Office building
$3.6M
+18.8%
Medical building
$3.3M
+7.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,805,000
6.5%
$2,590,000
7%
$2,405,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,060,000
Current use
AUTO REPAIR, GARAGE
$3,940,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$3,640,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$3,305,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,070,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$2.47M
Range $2.22M – $2.71M · ±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
$340 / 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
$56,586
Tax year 2024
Assessed value
$4,506,929
Assessed 2024
Previous assessed
$4,506,929
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,503,399
Assessed improvement
$3,530
Applied tax rate
13.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
7,250 SF
Lot
0.18 ac (7,627 SF)
Zoning code
LAR5
APN
5139-010-011
UPID
US10-0478976
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR5 · Los Angeles, CA
Zoning LAR5 · permitted uses
LAR5 · 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
RETAIL STORES Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
1045 Olive LLC
Entity
Free & Clear · 11 yrs held
Mailing address
2200 BISCAYNE BLVD, MIAMI, FL 33137-5283
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Jan 14, 2015
$11,500,000
1045 Olive LLC
Berenzweig Richard
Grant Deed
—
Dec 22, 2014
—
Ch Acquisitions 2 LLC
Berenzweig Richard Trust
Grant Deed
—
Jun 20, 2014
—
Berenzweig,richard Trust
Berenzweig,richard
Quit Claim Deed
related
—
Dec 28, 2012
—
Richard Berenzweig
Berenzweig Living Trust
Quit Claim Deed
related
—
Oct 24, 2008
—
Anne Berenzweig
Berenzweig,lewis J
Affidavit Of Death
related
—
—
—
Richard Berenzweig
—
Loan Modification
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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