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Property profile & analytics
OFF-MARKET
Assisted living facilities
1406 Gordon St Los Angeles, CA 90028-8409
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7336868
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1916
Construction
WOOD
Total area
3,272 SF
Lot
0.15 ac (6,500 SF)
Zoning code
LAR4
APN
5545-014-038
UPID
US09-7336868
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
Vagthols LLC · 16 yrs held
Vagthols LLC
since 2010
7 recorded transactions
Zoning & alternative use
LAR4 · 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
$8,518
Tax year 2024
Assessed value
$666,405
Assessed 2024
Previous assessed
$666,405
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$506,200
Assessed improvement
$160,205
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
1916
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Bathrooms
3
Total area
3,272 SF
Lot
0.15 ac (6,500 SF)
Zoning code
LAR4
APN
5545-014-038
UPID
US09-7336868
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
1916
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Bathrooms
3
Lot
0.15 ac
Current owner
From public records · entity-resolved
Vagthols LLC
Entity
Mailing address
6537 FOUNTAIN AVE, LOS ANGELES, CA 90028-7824
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
28 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2024
—
Vagthol S LLC
—
Deed
related
$300,000 · First General Bank
Dec 23, 2019
—
Vagthol S LLC
—
Deed
related
$5,000,000 · First General Bank
Jun 6, 2018
—
Vagthol S LLC
—
Deed
related
$200,000 · First Choice Bank
Jun 5, 2018
—
Vagthol S LLC
—
Deed
related
$535,000 · First Choice Bank
Mar 30, 2010
—
Vagthols LLC
Seisa,narciso S & Anecita C
Quit Claim Deed
related
$715,000 · First Choice Bank
Jul 16, 2009
$460,000
Narciso S Seisa
Fremont Home Trust 2006-e
Grant Deed
$276,000 · First Choice Bank
Jun 18, 2008
—
Hsbc Bank Trust 2006-e
Fremont Investments & Loan
Grant Deed
related
—
Apr 4, 2008
$815,000
Fremont Investment
Trustee Corps
Trustees Deed
related
—
May 15, 2007
—
Jae S Han
Moon,geun B
Grant Deed
—
Oct 23, 2006
$950,000
Geun B Moon
Rham,alice S
Grant Deed
$760,000 · Fremont Investment & Loan
Apr 26, 2006
—
Alice S Rham
Kwon,do H
Grant Deed
—
Mar 15, 2006
—
Do H Kwon
Rham,alice S
Grant Deed
—
Dec 8, 2005
$849,500
Alice S Rham
Hyun Kwon Do
Grant Deed
$679,600 · New Century Mortgage Corp
Aug 17, 2005
$720,000
Do H Kwon
Dcruz,fusako
Grant Deed
$576,000 · Fremont Investment & Loan
Nov 6, 2002
—
Fusako Dcruz
Dcruz,f
Quit Claim Deed
related
—
Aug 9, 2000
$250,000
Fusako Dcruz
Chaney,corinna
Grant Deed
$200,000 · World Savings Bank
Mar 24, 1999
$195,000
Corinna Chaney
James-ramnaraine,lili
Grant Deed
$175,300 · First Advantage Mortgage
Aug 25, 1998
—
Lili James-ramnaraine
Ramnaraine,m H
Quit Claim Deed
related
—
Nov 21, 1997
$120,000
Ramnaraine,michael H & Lili J
Ono Trust
Trustees Deed
$90,000 · Coast Federal Bank
Nov 21, 1997
—
Lynn Y Ono-lustig
Lustig,w A
Quit Claim Deed
related
—
Oct 14, 1997
—
Ono,emily Y Trustee
Ono,e Y
Quit Claim Deed
related
—
—
—
Fusako Dcruz
—
Deed Of Trust
related
$237,000 · Washington Mutual Fsb
—
—
Fusako D Cruz
—
Deed Of Trust
related
$175,000 · Greenpoint Mortgage Funding
—
—
Do H Kwon
—
Deed Of Trust
related
$30,000 · Sun I Park
—
—
Fusako Dcruz
—
Deed Of Trust
related
$25,000 · Wells Fargo Bank
—
—
Fusako D Cruz
—
Deed Of Trust
related
$175,000 · Greenpoint Mortgage Funding
—
—
Asn LLC|vaghtols LLC
—
Deed Of Trust
related
$525,000 · Effective Mtg
—
—
Fusako Dcruz
—
Deed Of Trust
related
$415,000 · Hsbc Mortgage Corp (usa)
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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