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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Outlet malls
222 Pico Blvd Los Angeles, CA 90015-2424
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0480348
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1920
Construction
TILT-UP CONCRETE
Total area
5,730 SF
Lot
0.14 ac (5,926 SF)
Zoning code
LAC2
APN
5134-025-003
UPID
US10-0480348
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
-
Parking for LA comic con Parking Lot & Garage
-
Versailles Boutique (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.05M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$2.13M
Owner & transaction history
Downtown Qof LLC · 7 yrs held
Downtown Qof LLC
since 2019
6 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+28.7%
Office building
$2.9M
+18.8%
Medical building
$2.6M
+7.9%
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%
$2,215,000
6.5%
$2,045,000
7%
$1,900,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,420,000
Current use
AUTO REPAIR, GARAGE
$3,115,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$2,875,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$2,610,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,425,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±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
$371 / 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
$57,030
Tax year 2024
Assessed value
$4,483,946
Assessed 2024
Previous assessed
$4,483,946
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$4,374,583
Assessed improvement
$109,363
Applied tax rate
13.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,730 SF
Lot
0.14 ac (5,926 SF)
Zoning code
LAC2
APN
5134-025-003
UPID
US10-0480348
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
RETAIL STORES Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Downtown Qof LLC
Entity
Mailing address
1633 WESTWOOD BLVD, LOS ANGELES, CA 90024-5603
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2019
$20,000,000
Downtown Qof LLC
Yb Real Estate Properties IV LLC
Grant Deed
$11,349,000 · Open Bank
Feb 23, 2016
$3,254,000
Yb Real Estate Properties I Ll
Botach,shlomo
Grant Deed
—
Mar 15, 1999
—
Shlomo Botach
Botach,y
Quit Claim Deed
related
—
Jul 29, 1988
—
B M Mitchel
Mitchel B Milo
Quit Claim Deed
related
—
Jul 29, 1988
$825,000
Botcah Shlomo
Mitch
Trustees Deed
$500,000 · Mitchell B M
—
—
Shlomo Botach
—
Deed Of Trust
related
$610,000 · Union Bank Of California
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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