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Property profile & analytics
OFF-MARKET
Estimated value
$2,845,000
Schools
13800 Biola Ave La Mirada, CA 90639-0002
Entity Owned
11-yr Hold
Free & Clear
Property ID
US09-6364893
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
1956
Construction
WOOD
Total area
128,481 SF
Lot
19.4 ac (844,968 SF)
Zoning code
LMR1*
APN
8062-003-014
UPID
US09-6364893
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
-
Hope Hall Student Dormitory
-
Biola Store (Bike/Boat/Book/etc) Store
-
Student Health Center Hospital
-
Biola University Archery Range Sports Field & Court
-
Season of Life conference Conference Center Trade Show Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.85M
Owner & transaction history
Biola University INC · 11 yrs held
Biola University INC
since 2015
5 recorded transactions
Zoning & alternative use
LMR1* · La Mirada, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.4M
+97.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,235,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,410,000
Change: +97% · Conversion: Difficult
Blend value · Realmo final
$2.85M
Range $2.56M – $3.13M · ±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
$22 / 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
$53,538
Tax year 2024
Assessed value
$71,469,938
Assessed 2024
Previous assessed
$71,469,938
+0.0% YoY
Effective rate
0.07%
On assessed value
Assessed land
$25,162,270
Assessed improvement
$46,307,668
Applied tax rate
6.0000
Comparables
1 recent transactions · within 1.5 miComparable in this city
1 recent transactions
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
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Total area
128,481 SF
Lot
19.4 ac (844,968 SF)
Zoning code
LMR1*
APN
8062-003-014
UPID
US09-6364893
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMR1* · La Mirada, CA
Zoning LMR1* · permitted uses
LMR1* · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
APARTMENT HOUSE (5+ UNITS)
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
NONE
Stories
1
Buildings
4
Lot
19.4 ac
Current owner
From public records · entity-resolved
Biola University INC
Entity
Free & Clear · 11 yrs held
Mailing address
13800 BIOLA AVE, LA MIRADA, CA 90639-0002
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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
Feb 18, 2015
—
Biola University INC
Arrington Square Corp
Quit Claim Deed
—
Apr 24, 2013
—
Biola University INC
—
Loan Modification
related
$36,780,000 · California Municipal Finance
Jan 10, 2002
—
Biola University INC
—
Grant Deed
related
$35,000,000 · Bnp Paribas Trustee
Nov 17, 1994
—
Arrington Square Corporation
Norwalk-la Mirada Unified Scho
Grant Deed
related
—
—
—
Biola Univ
—
Loan Modification
related
$73,200,000 · * Other Institutional Lenders
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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