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Property profile & analytics
OFF-MARKET
Assisted living facilities
140 Vendome St Los Angeles, CA 90057-1116
Trust Owned
6-yr Hold
Absentee Owner
Property ID
US09-7443419
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1948
Construction
WOOD
Total area
1,675 SF
Lot
0.1 ac (4,230 SF)
Zoning code
LARD1.5
APN
5155-003-013
UPID
US09-7443419
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Gomez Living Trust · 6 yrs held
Gomez Living Trust
since 2019
7 recorded transactions
Zoning & alternative use
LARD1.5 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,331
Tax year 2024
Assessed value
$667,501
Assessed 2024
Previous assessed
$667,501
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$459,725
Assessed improvement
$207,776
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Bathrooms
2
Total area
1,675 SF
Lot
0.1 ac (4,230 SF)
Zoning code
LARD1.5
APN
5155-003-013
UPID
US09-7443419
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · Los Angeles, CA
Zoning LARD1.5 · permitted uses
LARD1.5 · 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.
Building & site characteristics
From public records
Year built
1948
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Gomez Living Trust
Trust
Mailing address
448 S ROCK RIV RD, DIAMOND BAR, CA 91765-1561
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2019
—
Gomez Living Trust
Leticia Gomez
Correction Deed
related
—
Mar 7, 2019
—
Gomez Living Trust
Gomez,leticia
Quit Claim Deed
related
—
Oct 16, 2015
—
Liong-navalta Family Trust
Navalta,francisco B JR & Lourdes L
Quit Claim Deed
related
—
Jan 11, 2007
—
Lourdes Navalta
Navalta,francisco JR
Quit Claim Deed
related
—
Jan 11, 2007
$395,000
Leticia Gomez
Agustin,florencia
Grant Deed
$316,000 · One Mortgage Network INC
Jul 13, 2005
—
Florencia Agustin
Agustin,florencia
Quit Claim Deed
related
$289,000 · Aames Home Loan
Jun 13, 2003
—
Florencia Agustin
Agustin,florencia
Quit Claim Deed
related
$180,000 · Ameriquest Mortgage Corp
Jan 22, 1996
—
Florencia Agustin
Liong,z M
Quit Claim Deed
related
—
Dec 9, 1994
$140,000
Zosimo M Liong
Sandoval,george
Grant Deed
$126,000 · Great Western Bank
Sep 13, 1994
$63,500
George Sandoval
—
Grant Deed
related
—
Apr 18, 1994
$95,118
Emc Mortgage Corp
Perlas,douglas &
Trustees Deed
related
—
Nov 30, 1992
—
Perlas Magdalena P
—
Deed Of Trust
related
—
Jun 21, 1988
—
Vickie Bigasin
Bigas
Quit Claim Deed
related
—
Jun 21, 1988
$95,000
Bigasin Vickie
Robin
Trustees Deed
$85,500 · Home Savings Of America
—
—
Lourdes L Navalta
—
Deed Of Trust
related
$200,000 · Bank Of America
—
—
Zosimo M Liong
—
Deed Of Trust
related
$10,000 · Citizens Thrift & Loan
—
—
George Sandoval
—
Deed Of Trust
related
$84,105 · Individual
—
—
Leticia Gomez
—
Deed Of Trust
related
$321,825 · Intercontinental Cap
—
—
Florencia Agustin
—
Deed Of Trust
related
$46,000 · Crestline Funding Corp
—
—
Florencia Agustin
—
Deed Of Trust
related
$28,000 · Crestline Funding Corp
—
—
Lourdes L Navalta
—
Deed Of Trust
related
$176,000 · Bank Of America
—
—
Florencia A Agustin
—
Deed Of Trust
related
$251,474 · Town & Country Credit
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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