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Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Assisted living facilities
1408 Manhattan Pl Los Angeles, CA 90019-4703
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0486991
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1912
Construction
WOOD
Total area
3,923 SF
Lot
0.19 ac (8,109 SF)
Zoning code
LAR2
APN
5073-010-010
UPID
US10-0486991
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
-
Stageleaders Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.41M
Owner & transaction history
Ruby Simon · 3 yrs held
Ruby Simon
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LAR2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+97.9%
Office building
$2.0M
+82.8%
Medical building
$1.8M
+65.9%
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
$1,335,000
ML approach
$1,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,075,000
Current use
AUTO REPAIR, GARAGE
$2,135,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$1,970,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$1,785,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$1,715,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,660,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,175,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,095,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±10% · vs last sale $1.45M (Jun 16 2023)
Last sale anchor
$1.45M
Jun 16 2023
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
$358 / 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
$20,061
Tax year 2024
Assessed value
$1,617,498
Assessed 2024
Previous assessed
$1,617,498
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,338,621
Assessed improvement
$278,877
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
1912
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
5
Total area
3,923 SF
Lot
0.19 ac (8,109 SF)
Zoning code
LAR2
APN
5073-010-010
UPID
US10-0486991
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR2 · Los Angeles, CA
Zoning LAR2 · permitted uses
LAR2 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1912
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
5
Lot
0.19 ac
Current owner
From public records · entity-resolved
Ruby Simon
Individual
Mailing address
1677 ROOSEVELT AVE, LOS ANGELES, CA 90006-5216
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2023
—
Ruby Simon
Ruby Simon
Intrafamily Transfer
related
$1,633,950 · Finance Of America Reverse LLC
Aug 5, 2021
—
Manhattna 1408 LLC
—
Deed
related
$1,458,000 · First Republic Bank
May 25, 2018
$1,450,000
Manhattan 1408 LLC
Alma Housing Solutions Lcl
Grant Deed
$1,160,000 · Clearinghouse Dcfi
Feb 24, 2017
$795,000
Alma Housing Solutions LLC
Simon Ernest W Family Trust
Grant Deed
$910,000 · Fls Realty LLC
Feb 24, 2017
—
Ruby Simon
Simon,ernest W
Affidavit Of Death
related
—
Jan 9, 1995
—
Simon,ernest W Trustee
Simon,e W
Quit Claim Deed
related
—
—
—
Jeffrey M Widmann
—
Deed Of Trust
related
$84,500 · Greenpoint Mortgage Funding
—
—
Jeffrey M Widmann
—
Deed Of Trust
related
$650,000 · Greenpoint Mortgage Funding
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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