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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Investment properties
10617 Pico Blvd Los Angeles, CA 90064-2213
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8522750
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1936
Construction
WOOD
Total area
3,727 SF
Lot
0.11 ac (4,675 SF)
Zoning code
LAC2
APN
4320-012-016
UPID
US09-8522750
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
-
Medslim Medical Clinic
-
POWERPANCAKES Bakery Specialty Food Shop
-
ABSClubLA Gym & Fitness Center
-
Yazou Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$2.25M
Owner & transaction history
Pico & Manning LLC · 2 yrs held
Pico & Manning LLC
since 2023
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+119.5%
Auto repair, garage
$2.0M
+81.5%
Office building
$1.9M
+67.5%
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
$2,220,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,450,000
Change: +119% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,025,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,870,000
Change: +68% · Conversion: Easy
MEDICAL BUILDING
$1,700,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,580,000
Change: +41% · Conversion: Difficult
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±10% · vs last sale $2.50M (Aug 23 2023)
Last sale anchor
$2.50M
Aug 23 2023
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
$604 / 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
$30,628
Tax year 2024
Assessed value
$2,500,000
Assessed 2024
Previous assessed
$2,500,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,480,000
Assessed improvement
$20,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1936
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
3,727 SF
Lot
0.11 ac (4,675 SF)
Zoning code
LAC2
APN
4320-012-016
UPID
US09-8522750
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
RETAIL STORES
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RETAIL STORES
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
1936
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Pico & Manning LLC
Entity
Mailing address
5862 W 3RD ST, LOS ANGELES, CA 90036-2837
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2023
$2,500,000
Pico & Manning LLC
Louis Robert Woznicki
Grant Deed
—
Jun 9, 2017
—
Woznicki,louis R Trust
—
Deed
related
$1,250,000 · Bank Of America
Jun 1, 2017
$2,500,000
Woznicki,louis R Trust
Benoit Joe & S 2000 Trust
Grant Deed
$1,250,000 · Bank Of America
Jun 1, 2017
—
Harter,elizabeth Tr
Harter,russell G
Affidavit Of Death
related
—
Jun 15, 2015
—
Robertson,j S Family Trust
Pierson Johanna
Quit Claim Deed
related
—
May 1, 2015
—
Maas,anna M Family Trust
Maas Anna M
Quit Claim Deed
related
—
Jan 13, 2005
—
Harter Russell & E 2004 Trust
Harter,elizabeth
Quit Claim Deed
related
—
Mar 1, 2004
—
Johanna Pierson
Pierson,johanna
Quit Claim Deed
related
—
Mar 1, 2004
$192,000
Russell Harter
Provenzano,tr
Grant Deed
—
Feb 27, 2004
—
Johanna Pierson
Pierson,johanna
Quit Claim Deed
related
—
Feb 27, 2004
$192,000
Russell Harter
Provenzano,tr
Grant Deed
—
Sep 28, 2000
—
Provenzano,frank D & Helena J Tr
Provenzano,h J
Quit Claim Deed
related
—
Aug 10, 2000
—
Benoit,joe & Susan H Trustees
Benoit,j & S H
Quit Claim Deed
related
—
Jan 24, 1996
—
Anna M Maas
Provenzano H Trustee,
Grant Deed
related
—
Sep 5, 1989
—
Adriana Schmitz
Schmitz Andreas&
Quit Claim Deed
related
—
—
—
Woznicki,louis R Trust
—
Deed Of Trust
related
$1,250,000 · Bank Of America
—
—
Schmitz Trust
—
Deed Of Trust
related
$23,900 · Us Small Business Admn
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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