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Property profile & analytics
OFF-MARKET
Estimated value
$2,255,000
Assisted living facilities
1126 Westmoreland Ave Los Angeles, CA 90006-3400
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-7463759
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Construction
WOOD
Total area
48,772 SF
Lot
0.45 ac (19,592 SF)
Zoning code
LAR4
APN
5076-011-004
UPID
US09-7463759
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
-
Elim Silvertown Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$2.26M
Owner & transaction history
Sasuone LLC · 6 yrs held
Sasuone LLC
since 2020
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
LAR4 · 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
$2,185,000
ML approach
$2,415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.26M
Range $2.03M – $2.48M · ±10% · vs last sale $2.20M (Jun 2 2020)
Last sale anchor
$2.20M
Jun 2 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
$46 / 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
$133,760
Tax year 2024
Assessed value
$10,790,426
Assessed 2024
Previous assessed
$10,790,426
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,777,528
Assessed improvement
$8,012,898
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
2012
Construction
WOOD
Heating
NONE
Stories
4
Units
71
Bathrooms
71
Total area
48,772 SF
Lot
0.45 ac (19,592 SF)
Zoning code
LAR4
APN
5076-011-004
UPID
US09-7463759
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
2012
Construction
WOOD
Heating
NONE
Stories
4
Units
71
Bathrooms
71
Lot
0.45 ac
Current owner
From public records · entity-resolved
Sasuone LLC
Entity
Mailing address
1126 S WESTMORELAND AVE, LOS ANGELES, CA 90006-3400
Mailing matches property
Yes
Owner-occupied
Yes
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
—
Sasu LLC
—
Deed
related
$8,800,000 · Bay Commercial Bank
Aug 17, 2020
—
Sasu LLC
—
Deed
related
$10,000,000 · Bank Of Hope
Jun 2, 2020
—
Sasuone LLC
Sasu LLC
Quit Claim Deed
—
Aug 10, 2017
—
Sasu LLC
—
Deed
related
$3,500,000 · Bank Of Hope
Feb 25, 2010
—
Sasu LLC
—
Trustees Deed
related
$7,380,000 · Wilshire State Bank
Sep 15, 2008
$2,200,000
Sasu LLC
Kim,jong W
Grant Deed
—
Apr 19, 2005
$1,445,000
Jong W Kim
Feldman,jan
Grant Deed
$990,000 · Nara Bank
Apr 19, 2005
—
Jong W Kim
Choe,kum C
Quit Claim Deed
related
—
Nov 1, 2004
$1,075,000
Jan Feldman
Yoon,edward & Grace S
Grant Deed
—
Jun 2, 1972
$40,000
Edward Yoon
—
Grant Deed
related
—
Jun 18, 1971
$51,500
—
—
Grant Deed
related
—
—
—
Jong W Kim
—
Deed Of Trust
related
$1,000,000 · Brian B Chung
—
—
Sasu LLC
—
Deed Of Trust
related
$7,250,000 · Wilshire State Bank
—
—
Sasu LLC
—
Deed Of Trust
related
$10,000,000 · Bank Of Hope
—
—
Jong W Kim
—
Deed Of Trust
related
$1,200,000 · Hyung D Kim
—
—
Sasu LLC
—
Deed Of Trust
related
$3,500,000 · Bank Of Hope
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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