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Property profile & analytics
OFF-MARKET
Estimated value
$11,205,000
Assisted living facilities
12200 La Mirada Blvd La Mirada, CA 90638-1306
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8248781
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1966
Construction
WOOD
Total area
32,785 SF
Lot
2.38 ac (103,496 SF)
Zoning code
LMC2WH-PR*
APN
8034-008-018
UPID
US09-8248781
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
-
Mirada Hills Rehabilitation and Convalescent Hospital Nursing Home
-
Chase Portable X-Ray Medical Clinic
-
12200 La Mirada Blvd Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.21M
Owner & transaction history
La Mirada Property Holdings LLC · 3 yrs held
La Mirada Property Holdings LLC
since 2022
Last sale
$14.1M
5 recorded transactions
Zoning & alternative use
LMC2WH-PR* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.2M
+67.5%
Medical building
$14.9M
+64.6%
Office building
$14.7M
+62.4%
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 La Mirada submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mirada 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
$12,460,000
ML approach
$8,720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$9,055,000
Current use
AUTO REPAIR, GARAGE
$15,165,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$14,905,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$14,705,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$12,565,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,130,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$11.21M
Range $10.08M – $12.33M · ±10% · vs last sale $14.14M (Aug 18 2022)
Last sale anchor
$14.14M
Aug 18 2022
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
$342 / 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
$74,876
Tax year 2024
Assessed value
$4,707,089
Assessed 2024
Previous assessed
$4,707,089
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$1,448,329
Assessed improvement
$3,258,760
Applied tax rate
3.0000
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Total area
32,785 SF
Lot
2.38 ac (103,496 SF)
Zoning code
LMC2WH-PR*
APN
8034-008-018
UPID
US09-8248781
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMC2WH-PR* · La Mirada, CA
Zoning LMC2WH-PR* · permitted uses
LMC2WH-PR* · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mirada. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$9.1M
AUTO REPAIR, GARAGE
Est. value
$15.2M
MEDICAL BUILDING
Est. value
$14.9M
OFFICE BUILDING
Est. value
$14.7M
RETAIL STORES
Est. value
$12.6M
COMMERCIAL (GENERAL)
Est. value
$10.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Lot
2.38 ac
Current owner
From public records · entity-resolved
La Mirada Property Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3450 OAKTON ST, SKOKIE, IL 60076-2951
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
$14,142,500
La Mirada Property Holdings LLC
La Mirada Medical Investors LLC
Grant Deed
—
Jul 19, 2002
—
La Mirada Med Investors LLC
—
Deed Of Trust
related
$4,976,700 · Capital Funding INC
Jul 18, 2002
—
La Mirada Medical Investors Ll
—
Deed Of Trust
related
$4,976,700 · Capital Funding INC
Sep 19, 2000
—
La Mirada Medical Investors
—
Deed Of Trust
related
$469,215,000 · Column Financial INC
May 30, 1996
$5,350,000
Life Care Centers America INC
Cumberland Healthcare LP
Grant Deed
—
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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