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Property profile & analytics
FOR SALE
Apartment buildings
11932 207Th St, Lakewood, CA 90715
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6552049
For Sale
1 / 14
$8,750,000
11932 207Th St, Lakewood, CA 90715
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Construction
WOOD
Total area
17,040 SF
Lot
0.76 ac (33,011 SF)
Zoning code
LKMF
APN
7058-019-032
UPID
US09-6552049
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
-
Lakewood Portable Toilet Rentals Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.59M
Blend (final)
Blend
$7.48M
Owner & transaction history
Matthew P Hoyt · 2 yrs held
Matthew P Hoyt
since 2023
Last sale
$7.7M
7 recorded transactions
Zoning & alternative use
LKMF · Lakewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.1M
+107.6%
Neighborhood: shopping center
$10.4M
+94.1%
Auto repair, garage
$7.9M
+47.5%
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 Lakewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakewood 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
$7,310,000
ML approach
$7,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,345,000
Current use
RESTAURANT
$11,095,000
Change: +108% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,370,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,880,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$7,745,000
Change: +45% · Conversion: Moderate
OFFICE BUILDING
$7,645,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$6,530,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,265,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$7.48M
Range $6.73M – $8.23M · ±10% · vs last sale $7.65M (Jul 3 2023)
Last sale anchor
$7.65M
Jul 3 2023
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
$439 / 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
$92,893
Tax year 2024
Assessed value
$7,650,000
Assessed 2024
Previous assessed
$7,650,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,000,000
Assessed improvement
$3,650,000
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1990
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
19
Bathrooms
52
Total area
17,040 SF
Lot
0.76 ac (33,011 SF)
Zoning code
LKMF
APN
7058-019-032
UPID
US09-6552049
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKMF · Lakewood, CA
Zoning LKMF · permitted uses
LKMF · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.3M
RESTAURANT
Est. value
$11.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$7.7M
OFFICE BUILDING
Est. value
$7.6M
RETAIL STORES
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
19
Bathrooms
52
Lot
0.76 ac
Current owner
From public records · entity-resolved
Matthew P Hoyt
Individual
Mailing address
1635 OHMS WAYA, COSTA MESA, CA 92627-4328
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2023
$7,650,000
Matthew P Hoyt
Ruth Weldon
Grant Deed
$3,725,000 · The Golden 1 Cu
Jun 18, 2020
—
Michael Weldon
—
Deed
related
$3,550,000 · Homestreet Bank
Dec 1, 2016
$5,500,000
Michael Weldon
David A Macleod
Grant Deed
$3,025,000 · Homestreet Bank
Nov 8, 2012
—
Kurzweil Family Trust
Messinger,peter R & Lisa A
Grant Deed
related
—
Nov 14, 2007
—
Gan Family Trust
Gan,deirdre A
Quit Claim Deed
related
—
Nov 12, 2004
—
Deirdre A Gan
Gan,todd
Quit Claim Deed
related
—
Nov 12, 2004
$3,750,000
David A Macleod
Spk Trust
Grant Deed
$2,500,000 · Washington Mutual Fsb
Sep 2, 2004
$3,205,000
Spk Trust
Chiao Mei Dev
Grant Deed
$2,125,000 · Washington Mutual Fsb
—
—
Mei Dev Chiao
—
Deed Of Trust
related
—
—
—
Chiao Mei Development
—
Deed Of Trust
related
$600,000 · World Savings Bank
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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