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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Investment properties
2116 Washington Blvd Los Angeles, CA 90018-1531
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-7223475
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1911
Construction
WOOD
Total area
5,577 SF
Lot
0.2 ac (8,502 SF)
Zoning code
LAC2
APN
5074-033-013
UPID
US09-7223475
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
-
Draperies by Walter Interior Design Home Decor Store
-
Design 3D Service furniture & Lighting Marketing & Advertising IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.05M
Owner & transaction history
Kos Group LLC · 11 yrs held
Kos Group LLC
since 2015
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.6M
+31.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,200,000
Current use
INDUSTRIAL (GENERAL)
$1,580,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10%
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
$187 / 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
$14,954
Tax year 2024
Assessed value
$1,172,381
Assessed 2024
Previous assessed
$1,172,381
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$765,879
Assessed improvement
$406,502
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1911
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
5,577 SF
Lot
0.2 ac (8,502 SF)
Zoning code
LAC2
APN
5074-033-013
UPID
US09-7223475
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
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (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
1911
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Kos Group LLC
Entity
Mailing address
2116 W WASHINGTON BLVD, LOS ANGELES, CA 90018-1531
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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
Feb 13, 2015
—
Kos Group LLC
Sim Kyu C
Quit Claim Deed
—
Apr 28, 2011
$510,000
Kyu C Sim
C-bass Mtg Series 2007-mx1
Grant Deed
—
Nov 18, 2010
$386,250
C-bass Mtg Series 2007-mx1
Ndex West LLC
Trustees Deed
related
—
Aug 12, 2010
—
Mark A Chavez
Mendoza,irma
Grant Deed
—
Jun 1, 2007
—
Irma Mendoza
Mendoza,irma
Quit Claim Deed
related
—
Jun 30, 2006
$950,000
Marcos Rojas
Man Lee Kun
Grant Deed
$712,500 · Chase Bank USA NA
Oct 3, 2001
$420,000
Kun M Lee
Nguyen,toai H & Anna
Grant Deed
$492,000 · California Center Bank
Oct 3, 2001
—
Kun M Lee
Chang,y N
Quit Claim Deed
related
—
Jun 19, 2000
—
Toai H Nguyen
Nguyen,t N & A
Quit Claim Deed
related
—
Jul 26, 1990
—
Nguyen Toai H
Nguyen Hien T
Quit Claim Deed
related
$200,000 · Personal Finance Co
—
—
Nguyen Toai H
—
Deed Of Trust
related
$15,000 · Ckb INC
—
—
Toai H Nguyen
—
Deed Of Trust
related
$10,000 · Individual
—
—
Toai H Nguyen
—
Deed Of Trust
related
$200,000 · Individual
—
—
Kun M Lee
—
Deed Of Trust
related
$650,000 · Centerbank
—
—
Kun M Lee
—
Deed Of Trust
related
$350,000 · Centerbank
—
—
Toai H Nguyen
—
Deed Of Trust
related
$150,000 · Paul Monash Trustee
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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