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Property profile & analytics
FOR SALE
Investment properties
13110 W Washington Blvd Los Angeles, CA 90066
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6406523
For Sale
$1,300,000
13110 W Washington Blvd, Los Angeles, CA 90066
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Construction
WOOD
Total area
2,700 SF
Lot
0.06 ac (2,537 SF)
Zoning code
CCC3YY
APN
4230-016-005
UPID
US09-6406523
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
-
Skincare by Tiana Hair Salon Nail Salon
-
Glow By Kay Medical Clinic Skin Care Clinic
-
Allsupreme Home Care Inc Home Health Care Service Assisted Living Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
$840k
Comparable Approach
Comparable
$855k
Blend (final)
Blend
$1.28M
Owner & transaction history
13110 Washington LLC · 2 yrs held
13110 Washington LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
CCC3YY · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+14.0%
Office building
$1.4M
+5.2%
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
$1,275,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
$910,000
6.5%
$840,000
7%
$780,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,290,000
Current use
AUTO REPAIR, GARAGE
$1,470,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,355,000
Change: +5% · Conversion: Easy
MEDICAL BUILDING
$1,230,000
Change: -4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,145,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$1,110,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.28M (May 8 2024)
Last sale anchor
$1.28M
May 8 2024
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
$472 / 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
$9,590
Tax year 2024
Assessed value
$686,664
Assessed 2024
Previous assessed
$686,664
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$478,584
Assessed improvement
$208,080
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Bathrooms
1
Total area
2,700 SF
Lot
0.06 ac (2,537 SF)
Zoning code
CCC3YY
APN
4230-016-005
UPID
US09-6406523
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3YY · Los Angeles, CA
Zoning CCC3YY · permitted uses
CCC3YY · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Bathrooms
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
13110 Washington LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2024
$1,600,000
13110 Washington LLC
Abundant Treasures LLC
Trustees Deed
related
—
Sep 27, 2021
—
Abundant Treasures LLC
—
Deed
related
$2,400,000 · United Security Funding INC
Sep 20, 2021
—
Abundant Treasures LLC
Anwar Alayamini
Intrafamily Transfer
related
—
Aug 25, 2021
$70,000
Anwar Alayamini
Andrea Lim Gandionco
Correction Deed
related
—
Sep 20, 2018
—
Anwar Alayamini
—
Grant Deed
related
$1,960,000 · Bridge Loan Fin'l
May 16, 2018
—
Anwer Alayamini
Alg Trust
Quit Claim Deed
—
Aug 30, 2016
—
Alg Trust
Alg Trust
Quit Claim Deed
related
$1,550,000 · Lone Oak Fund
Jan 21, 2016
—
Alg Trust
Allsure Investment INC
Quit Claim Deed
—
May 1, 2013
$1,275,000
Allsure Investment INC
Prats L L Family Trust
Grant Deed
—
Jan 17, 2008
$1,200,000
Prats Leonel L Family Trust
Marcinkus David J Trust
Grant Deed
$960,000 · Narcinkus David J Trust
Feb 13, 2003
—
Marcinkus,tr
Marcinkus,tr
Quit Claim Deed
related
—
—
—
Prats Leonel L Family Trust
—
Deed Of Trust
related
$780,000 · Bank Of The West
—
—
Allsure Investment INC
—
Deed Of Trust
related
$918,000 · Val-chris Invs
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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