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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Investment properties
1353 90th St Los Angeles, CA 90044-2031
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7617926
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
WOOD
Total area
2,924 SF
Lot
0.12 ac (5,400 SF)
Zoning code
LCC3YY
APN
6047-012-016
UPID
US09-7617926
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
by Request
CAP Approach
CAP
$910k
Comparable Approach
Comparable
$806k
Blend (final)
Blend
$890k
Owner & transaction history
Jose Pablo Pizana Ramirez
Jose Pablo Pizana Ramirez
since 2026
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
LCC3YY · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+169.1%
Medical building
$1.3M
+144.2%
Neighborhood: shopping center
$1.2M
+127.1%
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%
$985,000
6.5%
$910,000
7%
$845,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$545,000
Current use
OFFICE BUILDING
$1,465,000
Change: +169% · Conversion: Easy
MEDICAL BUILDING
$1,330,000
Change: +144% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,240,000
Change: +127% · Conversion: Difficult
WAREHOUSE, STORAGE
$820,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$815,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $925k (Feb 20 2026)
Last sale anchor
$925k
Feb 20 2026
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
$304 / 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
$11,921
Tax year 2024
Assessed value
$855,780
Assessed 2024
Previous assessed
$855,780
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$714,000
Assessed improvement
$141,780
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
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
Off-Market
Year built
1956
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
2,924 SF
Lot
0.12 ac (5,400 SF)
Zoning code
LCC3YY
APN
6047-012-016
UPID
US09-7617926
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3YY · Los Angeles, CA
Zoning LCC3YY · permitted uses
LCC3YY · 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
$545,000
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$820,000
RETAIL STORES
Est. value
$815,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1956
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Jose Pablo Pizana Ramirez
Individual
Mailing address
10505 VLY BLVD, EL MONTE, CA 91731-2413
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2026
$925,000
Jose Pablo Pizana Ramirez
Wuming Investment LLC
Grant Deed
$925,000 · Acrisure Mortgage LLC
Dec 21, 2023
—
Wuming Investment LLC
Heavenly Way Investment LLC
Grant Deed
—
Apr 14, 2023
$839,000
Heavenly Way Investment LLC
Qrs Investment LLC
Grant Deed
—
Jul 12, 2022
$670,000
Qrs Investment LLC
Louise E Kelley
Trustees Deed
related
—
Apr 7, 2022
—
Louise E Kelley
—
Deed
related
$7,000 · Richard Spurling
Mar 10, 2010
$185,882
Homesales INC
Ndex West LLC
Trustees Deed
related
—
Dec 4, 2009
—
Louise E Kelley
Kelley,louise E
Quit Claim Deed
related
—
Oct 31, 2006
—
Louise E Kelley
—
Trustees Deed
related
$150,000 · Dorothy Girley
Nov 24, 2003
—
Louise E Kelley
Molett,mark
Grant Deed
$220,000 · Chase Manhattan Mortgage Corp
Aug 13, 2003
—
Louise Kelley
Kelley,zina M
Quit Claim Deed
related
—
May 23, 2002
—
Z Kelley
Kelley,l
Quit Claim Deed
related
—
Jan 15, 2002
$275,000
Louise E Kelley
Stone Sam INC
Grant Deed
$210,000 · Mcalister Investments INC
Dec 1, 1999
$145,000
Stone Sam INC
Cappell,donald
Grant Deed
—
—
—
Stone Sam INC
—
Deed Of Trust
related
$190,000 · Mcalister Investments INC
—
—
Donald J Cappell
—
Deed Of Trust
related
$60,000 · Normandy Mortgage Service Co
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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