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Property profile & analytics
OFF-MARKET
Estimated value
$5,070,000
Apartment buildings
14517 Larch Ave Lawndale, CA 90260-1641
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7620530
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
17,444 SF
Lot
0.5 ac (21,840 SF)
Zoning code
LNR3YY
APN
4077-010-023
UPID
US09-7620530
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
$4.71M
CAP Approach
CAP
$4.32M
Comparable Approach
Comparable
$5.41M
Blend (final)
Blend
$5.07M
Owner & transaction history
Elisseos Patronas · 4 yrs held
Elisseos Patronas
since 2022
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
LNR3YY · Lawndale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.1M
+84.2%
Medical building
$7.9M
+81.1%
Office building
$7.8M
+78.7%
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 Lawndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lawndale 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
$4,675,000
ML approach
$4,705,000
CAP Approach
CAP Return
Estimation
6%
$4,680,000
6.5%
$4,320,000
7%
$4,010,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,380,000
Current use
AUTO REPAIR, GARAGE
$8,070,000
Change: +84% · Conversion: Difficult
MEDICAL BUILDING
$7,930,000
Change: +81% · Conversion: Moderate
OFFICE BUILDING
$7,825,000
Change: +79% · Conversion: Moderate
RETAIL STORES
$6,685,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,390,000
Change: +23% · Conversion: Moderate
Blend value · Realmo final
$5.07M
Range $4.56M – $5.58M · ±10% · vs last sale $5.65M (Jan 7 2022)
Last sale anchor
$5.65M
Jan 7 2022
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
$291 / 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
$79,516
Tax year 2024
Assessed value
$5,996,035
Assessed 2024
Previous assessed
$5,996,035
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$2,403,636
Assessed improvement
$3,592,399
Applied tax rate
5.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Units
20
Bathrooms
21
Total area
17,444 SF
Lot
0.5 ac (21,840 SF)
Zoning code
LNR3YY
APN
4077-010-023
UPID
US09-7620530
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LNR3YY · Lawndale, CA
Zoning LNR3YY · permitted uses
LNR3YY · Lawndale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lawndale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$8.1M
MEDICAL BUILDING
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.8M
RETAIL STORES
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1961
Construction
WOOD
Heating
NONE
Units
20
Bathrooms
21
Lot
0.5 ac
Current owner
From public records · entity-resolved
Elisseos Patronas
Individual
Mailing address
4014 MARINE AVE, LAWNDALE, CA 90260-1839
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2022
—
Elisseos Patronas
Elisseos Patronas
Intrafamily Transfer
related
—
Jun 21, 2021
$5,650,000
Gasparis Patronas
Yellowzonker LLC
Grant Deed
$3,325,000 · Jpmorgan Chase Bank NA
Apr 25, 2019
—
Yellowzonkerr LLC
—
Deed
related
$3,330,000 · Jpmorgan Chase Bank NA
Jul 2, 2018
$2,735,000
Yellowzonker LLC
Pi Lawndale Larch LLC
Grant Deed
—
May 25, 2012
$2,500,000
Pi Lawndale Larch LLC
Pule Properties LLC
Grant Deed
$1,875,000 · Jpmorgan Chase Bank NA
Jul 15, 2008
$2,600,000
Pule Properties LLC
14517 Larch LLC
Grant Deed
$1,950,000 · United Commercial Bank
Nov 15, 2006
—
14517 Larch LLC
Dwoskin,connie M
Quit Claim Deed
related
—
Oct 20, 2006
—
Connie M Dwoskin
Dwoskin,david F
Quit Claim Deed
related
—
Oct 16, 2006
—
Connie M Dwoskin
Bubar Family Trust
Quit Claim Deed
related
—
Aug 7, 1997
—
Bubar,mamie R Trustee
Bubar M R Trustee,
Quit Claim Deed
related
—
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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