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Property profile & analytics
OFF-MARKET
Estimated value
$4,500,000
Apartment buildings
20725 Seine Ave Lakewood, CA 90715-2816
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9498146
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Construction
WOOD
Total area
14,308 SF
Lot
0.32 ac (13,730 SF)
Zoning code
LKMFR*
APN
7058-016-021
UPID
US09-9498146
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
-
Gorden Chang Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.50M
CAP Approach
CAP
$3.54M
Comparable Approach
Comparable
$4.54M
Blend (final)
Blend
$4.50M
Owner & transaction history
Breckenridge Property Fund 2016 LLC · 2 yrs held
Breckenridge Property Fund 2016 LLC
since 2024
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
LKMFR* · Lakewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+47.5%
Medical building
$6.5M
+44.9%
Office building
$6.4M
+43.0%
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
$4,500,000
ML approach
$4,500,000
CAP Approach
CAP Return
Estimation
6%
$3,835,000
6.5%
$3,540,000
7%
$3,290,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,485,000
Current use
AUTO REPAIR, GARAGE
$6,620,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$6,505,000
Change: +45% · Conversion: Moderate
OFFICE BUILDING
$6,420,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$5,485,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,420,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$4.50M
Range $4.05M – $4.95M · ±10% · vs last sale $4.50M (Feb 28 2024)
Last sale anchor
$4.50M
Feb 28 2024
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
$315 / 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
$35,007
Tax year 2024
Assessed value
$2,713,511
Assessed 2024
Previous assessed
$2,713,511
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,256,053
Assessed improvement
$1,457,458
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
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
1991
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
13
Bathrooms
32
Total area
14,308 SF
Lot
0.32 ac (13,730 SF)
Zoning code
LKMFR*
APN
7058-016-021
UPID
US09-9498146
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKMFR* · Lakewood, CAZoning LKMFR* · permitted uses
LKMFR* · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.5M
OFFICE BUILDING
Est. value
$6.4M
RETAIL STORES
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$4.4M
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
1991
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
13
Bathrooms
32
Lot
0.32 ac
Current owner
From public records · entity-resolved
Breckenridge Property Fund 2016 LLC
Entity
Mailing address
2015 MANHATTAN BCH BLVD STE #100, REDONDO BEACH, CA 90278-1230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2024
$600,000
Breckenridge Property Fund 2016 LLC
Irma H Ruvalcaba
Trustees Deed
related
—
Jun 4, 2021
—
Jalianka Properties LLC
—
Deed
related
$2,200,000 · Manufacturers Bank
Apr 29, 2011
$4,500,000
Jalianka Properties LLC
Portal Venture LLC
Grant Deed
$3,000,000 · Manufacturers Bank
Nov 2, 2005
$4,830,000
Portal Venture LLC
Ldwldf Trust
Grant Deed
—
Sep 14, 2005
—
Ldwldf Trust
Pacific Dwf
Grant Deed
—
Feb 1, 2005
—
Dwf Pacific
Ldwldf Trust
Quit Claim Deed
related
—
May 10, 2002
$2,990,000
Pan Trust
Seine Avenue Project LP
Grant Deed
$2,093,000 · United National Bank
Sep 12, 1990
—
Seine Ave Projec
—
Grant Deed
related
$1,500,000 · Sumitomo 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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