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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Apartment buildings
20702 Seine Ave, Lakewood, CA 90715-1439
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6371499
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
8,326 SF
Lot
0.38 ac (16,620 SF)
Zoning code
LKMFR*
APN
7058-019-001
UPID
US09-6371499
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
$2.11M
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.20M
Owner & transaction history
Niloo LLC · 5 yrs held
Niloo LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
LKMFR* · Lakewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.2M
+22.2%
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 Lakewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakewood 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
$2,140,000
ML approach
$2,105,000
CAP Approach
CAP Return
Estimation
6%
$2,235,000
6.5%
$2,060,000
7%
$1,915,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,610,000
Current use
RETAIL STORES
$3,190,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,575,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±10% · vs last sale $2.35M (May 6 2021)
Last sale anchor
$2.35M
May 6 2021
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
$264 / 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
$31,147
Tax year 2024
Assessed value
$2,497,338
Assessed 2024
Previous assessed
$2,497,338
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,167,328
Assessed improvement
$1,330,010
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1987
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
7
Rooms
8
Bathrooms
13
Total area
8,326 SF
Lot
0.38 ac (16,620 SF)
Zoning code
LKMFR*
APN
7058-019-001
UPID
US09-6371499
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKMFR* · Lakewood, CA
Zoning LKMFR* · permitted uses
LKMFR* · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
7
Rooms
8
Bathrooms
13
Lot
0.38 ac
Current owner
From public records · entity-resolved
Niloo LLC
Entity
Mailing address
25 PACIFIC MIST, NEWPORT COAST, CA 92657-1649
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2021
$2,350,000
Niloo LLC
Josef Stefan Sauer
Grant Deed
$1,055,000 · Jpmorgan Chase Bank NA
May 15, 2015
$1,790,000
The Josef Stefan Sauer & Maria Q Am
New Village Apartments LLC
Grant Deed
$1,160,000 · Jpmorgan Chase Bank NA
Aug 28, 2008
$1,535,000
New Village Apartments LLC
M & H Lakewood Properties LLC
Grant Deed
$1,020,000 · Wilshire State Bank
May 31, 2002
$962,000
Mahna Vakilzadeh
Kim,yong S & Sung N
Grant Deed
$462,000 · World Savings Bank
Dec 22, 1989
$900,000
Kim Yong S&sung
Dizon
Trustees Deed
—
—
—
Yong S Kim
—
Deed Of Trust
related
$200,000 · Saehan Bank
—
—
Yong S Kim
—
Deed Of Trust
related
$186,664 · Saehan Bank
—
—
Yong S Kim
—
Deed Of Trust
related
$200,000 · Saehan Bank
—
—
Yong S Kim
—
Deed Of Trust
related
$200,000 · Saehan Bank
—
—
M & H Lakewood Properties LLC
—
Deed Of Trust
related
$540,000 · World Savings
—
—
New Village Apartments LLC
—
Deed Of Trust
related
$960,000 · Bbu Bank
—
—
Kim
—
Deed Of Trust
related
$100,000 · Dizon Ricardo V&
—
—
Yong S Kim
—
Deed Of Trust
related
$200,000 · Saehan Bank
—
—
Hyong S Kim
—
Deed Of Trust
related
$300,000 · Saehan Bank
—
—
Mahnia Vakilzadeh
—
Deed Of Trust
related
$456,000 · World Savings Bank
—
—
Yong S Kim
—
Deed Of Trust
related
$200,000 · Saehan Bank
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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