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Property profile & analytics
OFF-MARKET
Estimated value
$3,340,000
Office buildings
11538 San Vicente Blvd Los Angeles, CA 90049-6202
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-7108010
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.12 ac (5,287 SF)
Zoning code
LAC1.5
APN
4265-004-033
UPID
US09-7108010
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
-
Durbin and Spector Construction Company General Contractor
-
Susan Stark Homes Real Estate Agency
-
Jenn Harrison Real Estate Agency
-
JACQUI BELL Real Estate Agency
-
Angela Forgo Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.34M
Owner & transaction history
Tsi Properties LLC · 8 yrs held
Tsi Properties LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAC1.5 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.4M
+8.3%
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%
$4,220,000
6.5%
$3,895,000
7%
$3,615,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,020,000
Current use
AUTO REPAIR, GARAGE
$5,435,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$4,555,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,235,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$4,105,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$3.34M
Range $3.01M – $3.67M · ±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
$334 / 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
$132,250
Tax year 2024
Assessed value
$10,932,084
Assessed 2024
Previous assessed
$10,932,084
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$8,924,151
Assessed improvement
$2,007,933
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,000 SF
Lot
0.12 ac (5,287 SF)
Zoning code
LAC1.5
APN
4265-004-033
UPID
US09-7108010
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1.5 · Los Angeles, CA
Zoning LAC1.5 · permitted uses
LAC1.5 · 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
OFFICE BUILDING Current
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
RETAIL STORES
Est. value
$4.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Tsi Properties LLC
Entity
Mailing address
11538 SAN VICENTE BLVD, LOS ANGELES, CA 90049-6202
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2022
—
Tsi Properties LLC
—
Deed
related
$1,000,000 · Bank Of America NA
Oct 4, 2017
$40,090,909
Tsi Properties LLC
11538 San Vicente Props LLC
Grant Deed
$5,000,000 · Bank Of America
Jul 6, 2001
—
11538 San Vicente Props
Gordon,m A Trustee
Grant Deed
related
—
Jul 2, 2001
—
Andrew M Gordon
Gordon,m A Trustee
Quit Claim Deed
related
—
Jun 3, 1992
$2,127,272
Gordon Trust
Jon,douglas Bldg
Grant Deed
$400,000 · Seller
—
—
Gordon Trust
—
Deed Of Trust
related
—
—
—
Gordon Trust
—
Deed Of Trust
related
$103,900 · 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.
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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