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Property profile & analytics
OFF-MARKET
Estimated value
$3,230,000
Banks
1308 Soto St Los Angeles, CA 90023-2617
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7894183
Property summary
AI-generated overview
This exceptional commercial property, located at 1308 S Soto St, Los Angeles, CA 90023, presents a rare opportunity for ground lease or build-to-suit development. The site boasts a substantial 28,130 square feet of land, ideally suited for a drive-thru restaurant or similar retail establishment. Its strategic location at the Northeast corner of S Soto St and Hostetter St offers unparalleled accessibility and visibility. The property is situated within one block of the major freeway interchange connecting the 101, 60, 5, and 10 Freeways, ensuring high traffic volume and convenient access for customers. This single-tenancy property in Los Angeles County is classified as Retail, Land, and Restaurant, making it a versatile option for various commercial ventures. The property's prime location and significant land area make it an attractive investment for developers seeking a high-impact commercial project in a densely populated and highly trafficked area of Los Angeles. This is a unique chance to capitalize on the strong demand for commercial real estate in this thriving market. The property's zoning and potential uses should be verified independently.
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1950
Construction
TILT-UP CONCRETE
Total area
5,917 SF
Lot
0.65 ac (28,130 SF)
Zoning code
LAC2
APN
5170-018-015
UPID
US09-7894183
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.23M
Owner & transaction history
Soto Equity LLC · 3 yrs held
Soto Equity LLC
since 2023
Last sale
$3.3M
2 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+52.4%
Auto repair, garage
$3.2M
+0.7%
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
$2,795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FINANCIAL BUILDING
$3,195,000
Current use
RESTAURANT
$4,865,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,215,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$2,970,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$2,695,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.23M
Range $2.91M – $3.55M · ±10% · vs last sale $3.25M (Feb 3 2023)
Last sale anchor
$3.25M
Feb 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
$546 / 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
$42,203
Tax year 2024
Assessed value
$3,315,000
Assessed 2024
Previous assessed
$3,315,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$3,315,000
Applied tax rate
12.0000
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
5,917 SF
Lot
0.65 ac (28,130 SF)
Zoning code
LAC2
APN
5170-018-015
UPID
US09-7894183
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
FINANCIAL BUILDING Current
Est. value
$3.2M
RESTAURANT
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.7M
FINANCIAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Soto Equity LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2740 E OLYMPIC BLVD, LOS ANGELES, CA 90023-3410
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2023
$3,250,000
Soto Equity LLC
Bank Of America National Associatio
Grant Deed
—
Sep 30, 1998
—
Bank Of America
—
Deed Of Trust
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.
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