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Property profile & analytics
OFF-MARKET
Estimated value
$6,155,000
Grocery and convenience stores
12315 Venice Blvd, Los Angeles, CA 90066-3801
Individually Owned
14-yr Hold
Free & Clear
Property ID
US10-0263861
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1975
Construction
TILT-UP CONCRETE
Total area
24,035 SF
Lot
1.58 ac (68,897 SF)
Zoning code
LAC2
APN
4248-032-035
UPID
US10-0263861
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
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CVS Pharmacy Pharmacy
-
CVS Pharmacy
-
Coinstar Bank Credit Union
-
CDReload - Online Bitcoin ATM Crypto Atm Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.16M
Owner & transaction history
Robert H Schwab · 14 yrs held
Robert H Schwab
since 2012
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.2M
+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%
$9,295,000
6.5%
$8,580,000
7%
$7,970,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,870,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$10,180,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$6.16M
Range $5.54M – $6.77M · ±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
$256 / 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
$138,122
Tax year 2024
Assessed value
$11,033,564
Assessed 2024
Previous assessed
$11,033,564
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$8,275,178
Assessed improvement
$2,758,386
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
24,035 SF
Lot
1.58 ac (68,897 SF)
Zoning code
LAC2
APN
4248-032-035
UPID
US10-0263861
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
RETAIL STORES Current
Est. value
$9.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.58 ac
Current owner
From public records · entity-resolved
Robert H Schwab
Individual
Free & Clear · 14 yrs held
Mailing address
PO BOX 1610, COCKEYSVILLE, MD 21030-7610
Ownership since
2012
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
May 21, 2012
—
Robert H Schwab
Schwab R & L Family Trust
Quit Claim Deed
—
Feb 26, 2009
$1,588,000
180 Associates 9493
Mar Vista 9493
Grant Deed
—
Feb 26, 2009
—
180 Associates 9493
Mar Vista 9493
Grant Deed
related
—
Apr 20, 2007
—
Mar Vista 9493
Scp 2006-c23-catx-gl
Grant Deed
related
—
Mar 30, 2007
—
Scp 2006-c23-catx-gl
Garfield Beach Cvs LLC
Grant Deed
$1,555,650 · Wells Fargo Bk Northwest NA (t
Aug 8, 2006
—
Garfield Beach Cvs LLC
American Stores Properties LLC
Grant Deed
related
—
Aug 7, 2006
—
Garfield Beach Cvs LLC
American Stores Properties LLC
Grant Deed
related
—
Jul 1, 1999
$7,000,000
Schwab,robert H Tr
—
Grant Deed
related
—
Jun 15, 1995
—
Vbl Properties LP
Jefferson-pilot Life Insurance
Deed Of Trust
related
$3,100,000 · First Interstate Bank Trustee
—
—
Schwab Robert & Louise Trust
—
Deed Of Trust
related
$4,500,000 · Ameritas Life Insurance Corp
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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