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Property profile & analytics
OFF-MARKET
Estimated value
$2,730,000
Retail space
11906 San Vicente Blvd Los Angeles, CA 90049-5004
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7054073
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Construction
TILT-UP CONCRETE
Total area
8,905 SF
Lot
0.39 ac (17,153 SF)
Zoning code
LAC1.5
APN
4265-007-037
UPID
US09-7054073
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
-
JOE & THE JUICE Cafe & Coffee Shop
-
Hot Pilates Brentwood Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.73M
Owner & transaction history
Judd B Mcmahan · 12 yrs held
Judd B Mcmahan
since 2013
4 recorded transactions
Zoning & alternative use
LAC1.5 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.5M
+22.2%
Medical building
$4.1M
+11.0%
Neighborhood: shopping center
$3.8M
+3.2%
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%
$3,445,000
6.5%
$3,180,000
7%
$2,950,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,655,000
Current use
OFFICE BUILDING
$4,470,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$4,055,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,770,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,245,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.73M
Range $2.46M – $3.00M · ±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
$307 / 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
$166,441
Tax year 2024
Assessed value
$13,742,883
Assessed 2024
Previous assessed
$13,742,883
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$13,700,824
Assessed improvement
$42,059
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
8,905 SF
Lot
0.39 ac (17,153 SF)
Zoning code
LAC1.5
APN
4265-007-037
UPID
US09-7054073
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
RETAIL STORES Current
Est. value
$3.7M
OFFICE BUILDING
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Judd B Mcmahan
Individual
Mailing address
101 THE GRV DR, LOS ANGELES, CA 90036-6221
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Nov 21, 2013
—
Judd B Mcmahan
Mcmahan,heather M
Quit Claim Deed
related
—
Nov 21, 2013
$11,435,000
11930 San Vicente Assocs LLC
Brown Gables Brentwood LLC
Grant Deed
—
Jan 12, 2000
—
Vicente-montana Partners
Campbell,w D Co-trustee
Quit Claim Deed
related
—
—
—
11930 San Vicente Assocs LLC
—
Loan Modification
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.
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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