FOR LEASE
Office buildings
Property ID
US09-9218831
Entity Owned Owner of record is a legal entity (LLC / corporation).
9-yr Hold Held for 9 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned 
For Lease
1 / 6
Contact for pricing
11222 S La Cienega Blvd, Inglewood, CA 90304
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Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$95k
Tax billed · 2024
Assessed value$4.70M
Assessed land$1.83M
Assessed improvement$2.87M
Effective rate2.02%
Value estimate · Sep 2026
$13.97M
$12.57M – $15.36M
Sales comparison$15.70M
NOI build-up
Gross scheduled income$3.22M
Vacancy & credit loss−$483k
Operating expenses−$684k
NOI · 11,395,438.89% cap applied$2.05M
Realmo valuation models over county records and 7 qualifying comparable sales.
Recently sold
What actually traded nearby?
$336/SF
Submarket average, outlier-cleaned · 34 recorded sales of this use type
Observed band · Q1–Q3$164 – $545
Qualifying comparables7
Cap rate analysis
How does the asset earn?
11,395,438.89%
$2.05M estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight No data
What can be built here?
No zoning code is on file for this parcel. Coverage grows with every catalog release.
JurisdictionLOS ANGELES
Location intelligence
Which uses thrive at this corner?
Best fit: Spa & Massage
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Spa & Massage14.9
Dental Office13.8
Hair Salon13.6
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 5 transfers
✓ 7 qualifying comp sales
– Zoning catalog · not on file
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.97M
Value range
$12.57M – $15.36M
±10% around blend
Estimated value / SF
$146 / SF
Confidence
High
7 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
70
Income certainty
100
$12.57M
blend $13.97M
$15.36M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
95,760 SF
Lot area
1.02 ac
Year built
1968
APN
4039-004-018
Assessed value
$4,703,174
Annual tax
$94,825
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$94,825
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$22.64M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
9.2 mi away · 72,171 SF
10.8 mi away · 74,290 SF
11.6 mi away · 75,693 SF
14.0 mi away · 86,790 SF
20.2 mi away · 80,993 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.97M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 34 sales
$336
-57%
County 2758 sales
$449
-67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $146/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$29.30M
Move the market yield to see immediate price impact.
Value / SF
$306
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.85M
$36.92M
$26.37M
$20.51M
$2.05M
$41.02M
$29.30M
$22.79M
$2.26M
$45.13M
$32.23M
$25.07M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$39.60M
7.5 mi · Jan 2026 · $551/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1968
Heating
NONE
Total area
95,760 SF
Lot
1.02 ac (44,308 SF)
APN
4039-004-018
UPID
US09-9218831
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$94,825
Assessed value
$4,703,174
Assessed 2024
Previous assessed
$4,703,174
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$1,829,009
Assessed improvement
$2,874,165
Applied tax rate
5.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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