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Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Theaters & concert halls
1653 La Cienega Blvd Los Angeles, CA 90035
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9060085
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
6,839 SF
Lot
0.32 ac (14,033 SF)
Zoning code
LAC2
APN
4303-028-034
UPID
US09-9060085
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
$2.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.18M
Blend (final)
Blend
$2.88M
Owner & transaction history
Sjk Investment LLC · 1 yrs held
Sjk Investment LLC
since 2025
Last sale
$2.9M
4 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+71.3%
Office building
$3.4M
+58.1%
Medical building
$3.1M
+43.5%
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
$2,475,000
ML approach
$2,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$2,170,000
Current use
AUTO REPAIR, GARAGE
$3,720,000
Change: +71% · Conversion: Difficult
OFFICE BUILDING
$3,430,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$3,115,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,895,000
Change: +33% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,050,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±10% · vs last sale $2.90M (May 29 2025)
Last sale anchor
$2.90M
May 29 2025
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
$421 / 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
$42,182
Tax year 2024
Assessed value
$3,417,019
Assessed 2024
Previous assessed
$3,417,019
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,592,224
Assessed improvement
$824,795
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
1
Total area
6,839 SF
Lot
0.32 ac (14,033 SF)
Zoning code
LAC2
APN
4303-028-034
UPID
US09-9060085
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
THEATER (MOVIE) Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.1M
THEATER (MOVIE) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
3
Lot
0.32 ac
Current owner
From public records · entity-resolved
Sjk Investment LLC
Entity
Mailing address
11459 THURSTON CIR, LOS ANGELES, CA 90049-2425
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Sjk Investment LLC
Sjk Investment LLC
Deed
related
$970,000 · Pcb Bank
Sep 30, 2014
$2,900,000
Sjk Investments LLC
Madison Capital LLC
Trustees Deed
$1,450,000 · Mufg Union Bk NA
Sep 30, 2014
—
Madison Capital LLC
Pentagon Holdings LLC
Quit Claim Deed
related
—
—
—
Pentagon Holdings LLC
—
Deed Of Trust
related
$2,000,000 · Academy Nat'l Bk NA
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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