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Property profile & analytics
OFF-MARKET
Estimated value
$4,565,000
Theaters & concert halls
11521 Santa Monica Blvd Los Angeles, CA 90025-3007
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0255952
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1923
Construction
TILT-UP CONCRETE
Total area
11,927 SF
Lot
0.22 ac (9,597 SF)
Zoning code
LAC2
APN
4261-002-018
UPID
US10-0255952
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
-
Churros Calientes Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.54M
Blend (final)
Blend
$4.57M
Owner & transaction history
First Republic Bank · 3 yrs held
First Republic Bank
since 2022
Last sale
$4.6M
6 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.5M
+71.3%
Office building
$6.0M
+58.1%
Medical building
$5.4M
+43.5%
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
$4,545,000
ML approach
$4,560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$3,785,000
Current use
AUTO REPAIR, GARAGE
$6,485,000
Change: +71% · Conversion: Difficult
OFFICE BUILDING
$5,985,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$5,435,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,050,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$4,895,000
Change: +29% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,970,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$4.57M
Range $4.11M – $5.02M · ±10% · vs last sale $4.58M (Oct 20 2020)
Last sale anchor
$4.58M
Oct 20 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
$383 / 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
$57,453
Tax year 2024
Assessed value
$4,669,315
Assessed 2024
Previous assessed
$4,669,315
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,342,805
Assessed improvement
$1,326,510
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,927 SF
Lot
0.22 ac (9,597 SF)
Zoning code
LAC2
APN
4261-002-018
UPID
US10-0255952
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
THEATER (MOVIE) Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$6.5M
OFFICE BUILDING
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
RETAIL STORES
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
THEATER (MOVIE) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
First Republic Bank
Entity
Mailing address
9815 NATIONAL BLVD, LOS ANGELES, CA 90034-2712
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Sep 30, 2022
—
First Republic Bank
United El Segundo INC
Assignment Of Lease (leasehold Sale)
—
Oct 20, 2020
$4,575,000
United El Segundo INC
Laemmle Royal LLC
Grant Deed
—
Dec 24, 2018
—
Laemmle Royal LLC
—
Grant Deed
related
$2,500,000 · American Busn Bk
Jun 2, 2009
—
Laemmle Royal LLC
Martine Dunkel
Grant Deed
$1,365,000 · American Business Bank
Jul 20, 1995
—
Martine Et Al Trs Dunkel
—
Deed Of Trust
related
—
Apr 6, 1991
—
Cecile Et Al Trs Epstein
—
Deed Of Trust
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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