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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Assisted living facilities
1525 8th St Los Angeles, CA 90017-4939
Entity Owned
4-yr Hold
Free & Clear
Property ID
US10-0459341
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1948
Construction
WOOD
Total area
2,872 SF
Lot
0.15 ac (6,430 SF)
Zoning code
LAC2
APN
5142-023-005
UPID
US10-0459341
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
-
Sunshine Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.13M
Owner & transaction history
1535 8th LLC · 4 yrs held
1535 8th LLC
since 2022
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+97.9%
Office building
$1.4M
+82.8%
Medical building
$1.3M
+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
$1,015,000
ML approach
$1,005,000
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)
$790,000
Current use
AUTO REPAIR, GARAGE
$1,560,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$1,440,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$1,310,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,215,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$1,180,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$860,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$805,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10% · vs last sale $1.26M (Feb 8 2022)
Last sale anchor
$1.26M
Feb 8 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
$392 / 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
$21,054
Tax year 2024
Assessed value
$1,706,256
Assessed 2024
Previous assessed
$1,706,256
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,706,256
Applied tax rate
12.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
9
Bathrooms
9
Total area
2,872 SF
Lot
0.15 ac (6,430 SF)
Zoning code
LAC2
APN
5142-023-005
UPID
US10-0459341
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
$790,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$805,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
9
Bathrooms
9
Lot
0.15 ac
Current owner
From public records · entity-resolved
1535 8th LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1525 W 8TH ST APT #245, LOS ANGELES, CA 90017-4940
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2026
—
1535 8th LLC
—
Deed
related
$15,295,000 · Arixa Enhanced Income Fund LP
Feb 28, 2022
—
1535 8th LLC
—
Deed
related
$11,000,000 · Arixa Enhanced Income Fund LP
Feb 8, 2022
—
1535 8th LLC
T & D Creative Builder LLC
Quit Claim Deed
related
—
Aug 15, 2016
$1,256,000
T & D Creative Builder LLC
Sheng,suen Y
Grant Deed
$775,000 · Suen Y Sheng
Aug 15, 2016
—
Suen Y Sheng
Teasun LLC
Quit Claim Deed
—
Sep 6, 2013
—
Teasun LLC
Sheng,suen Y
Quit Claim Deed
—
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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