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Property profile & analytics
OFF-MARKET
Estimated value
$13,135,000
Office buildings
1818 Western Ave Los Angeles, CA 90006-5807
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6455329
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Total area
43,225 SF
Lot
1.12 ac (48,737 SF)
Zoning code
LAR2
APN
5074-015-044
UPID
US09-6455329
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
-
Ross Plaza Medical Office Medical Clinic
-
Sierra States University College English Language School
-
Seung Kim Pharmacy
-
Choe Chong S Alternative Medicine Practice Acupuncture
-
Seo Chung S Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.22M
CAP Approach
CAP
$16.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.14M
Owner & transaction history
Crystal Beach Management INC · 3 yrs held
Crystal Beach Management INC
since 2023
Last sale
$13.3M
7 recorded transactions
Zoning & alternative use
LAR2 · 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
Method
Estimation
Statistic approach
$13,115,000
ML approach
$9,215,000
CAP Approach
CAP Return
Estimation
6%
$18,240,000
6.5%
$16,835,000
7%
$15,635,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$21,695,000
Current use
MEDICAL BUILDING
$19,690,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$18,305,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$17,745,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$13.14M
Range $11.82M – $14.45M · ±10% · vs last sale $13.25M (Mar 31 2023)
Last sale anchor
$13.25M
Mar 31 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
$304 / 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
$167,925
Tax year 2024
Assessed value
$13,515,000
Assessed 2024
Previous assessed
$13,515,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$9,945,000
Assessed improvement
$3,570,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Heating
NONE
Stories
1
Total area
43,225 SF
Lot
1.12 ac (48,737 SF)
Zoning code
LAR2
APN
5074-015-044
UPID
US09-6455329
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
OFFICE BUILDING Current
Est. value
$21.7M
MEDICAL BUILDING
Est. value
$19.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.3M
RETAIL STORES
Est. value
$17.7M
OFFICE BUILDING Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1971
Heating
NONE
Stories
1
Lot
1.12 ac
Current owner
From public records · entity-resolved
Crystal Beach Management INC
Entity
Mailing address
162 TAPESTRY, IRVINE, CA 92603-0683
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2023
—
Crystal Beach Management INC
—
Deed
related
$4,999,000 · Business Finance Capital
Mar 31, 2023
$13,250,000
Crystal Beach Management INC
Cbl Partners LLC
Grant Deed
$6,625,000 · Harvest Commercial Capital LLC
Dec 22, 2020
—
Cbl Partners LLC
—
Deed
related
$5,000,000 · First Citizens Bank & Trust Co
Dec 20, 2017
$10,076,000
Cbl Partners LLC
Los Angeles Immanuel Msn Ch
Grant Deed
$5,600,000 · Bank Of Hope
Feb 6, 2017
—
Los Angeles Immanuel Msn Ch
—
Deed
related
$200,000 · Bank Of Hope
Sep 15, 2010
—
T6 Unison Site Management LLC
—
Deed Of Trust
related
$200,000,000 · Deutsche Bank Trust Co America
Oct 30, 2002
$2,900,000
Angeles Immanuel Mission Los
La Recovery 94 Income Fund
Grant Deed
$2,070,600 · California Center Bank
Jul 20, 1998
$721,140
La Recovery 94 Income Fund LP
Ross Plaza LP
Trustees Deed
related
—
Dec 30, 1970
$1,350,000
—
—
Grant Deed
related
—
—
—
Los Angeles Immanuel Mission C
—
Deed Of Trust
related
$200,000 · Bbcn Bk
—
—
La Recovery 94 Income Fund LP
—
Deed Of Trust
related
$668,216 · Silvergate Bank
—
—
Angeles Immanuel Los Msn
—
Deed Of Trust
related
$2,600,000 · Hanmi Bank
—
—
Los Angeles Immanuel Msn Ch
—
Loan Modification
related
$200,000 · Bank Of Hope
—
—
Angeles Immanuel Mission C Los
—
Deed Of Trust
related
$3,000,000 · Bbcn Bk
—
—
Angeles Immanuel Mission C Los
—
Deed Of Trust
related
$3,100,000 · Centerbank
—
—
Angeles Immanuel Mission C Los
—
Deed Of Trust
related
$500,000 · Centerbank
—
—
Angeles Immanuel Mission C Los
—
Deed Of Trust
related
—
—
—
Ross Plaza Ltd
—
Deed Of Trust
related
$200,000 · Cornerstone Group Real Estate
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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