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Property profile & analytics
FOR SALE
Retail properties & Spaces
11054 W Pico Blvd, Los Angeles, CA 90064
Entity Owned
1-yr Hold
Free & Clear
Property ID
US10-0509955
For Sale
1 / 5
$6,875,000
11054 W Pico Blvd, Los Angeles, CA 90064
View Listing →
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
11,969 SF
Lot
0.58 ac (25,466 SF)
Zoning code
LAM2
APN
4256-008-008
UPID
US10-0509955
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
-
Westside/South Bay Vocal & Piano lessons Tutoring Service
-
Rimmon Fabrics (Bike/Boat/Book/etc) Store
-
Fusion Live Entertainment Nightclub Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$819k
Blend (final)
Blend
$975k
Owner & transaction history
11054 Pico Partners LLC · 1 yrs held
11054 Pico Partners LLC
since 2024
4 recorded transactions
Zoning & alternative use
LAM2 · Los Angeles, 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 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$81 / 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
$11,151
Tax year 2024
Assessed value
$735,930
Assessed 2024
Previous assessed
$735,930
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$564,821
Assessed improvement
$171,109
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
For Sale
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,969 SF
Lot
0.58 ac (25,466 SF)
Zoning code
LAM2
APN
4256-008-008
UPID
US10-0509955
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Los Angeles, CA
Zoning LAM2 · permitted uses
LAM2 · 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.
Building & site characteristics
From public records
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
11054 Pico Partners LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 49456, LOS ANGELES, CA 90049-0456
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2024
—
11054 Pico Partners LLC
Joan L G Rimmon
Grant Deed
—
Aug 3, 2022
—
Joan L G Rimmon
David Rimmon Sinclair
Affidavit Death Of Trustee/successor Trustee
related
—
Aug 17, 1993
—
Rimmon Sinclair D
—
Deed Of Trust
related
—
—
—
Takashi Teramaye
—
Deed Of Trust
related
$35,000 · 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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