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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Investment properties
2228 Crenshaw Blvd, Los Angeles, CA 90016-1808
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7220310
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1922
Construction
WOOD
Total area
2,965 SF
Lot
0.18 ac (7,823 SF)
Zoning code
LAR3
APN
5060-005-025
UPID
US09-7220310
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
-
Terrance & Sons Plumbing Company Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.23M
Owner & transaction history
Escalon Drive Partners LLC · 4 yrs held
Escalon Drive Partners LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+81.5%
Office building
$1.5M
+67.5%
Retail stores
$1.5M
+63.9%
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
$1,100,000
ML approach
$1,065,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$890,000
Current use
AUTO REPAIR, GARAGE
$1,610,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,490,000
Change: +68% · Conversion: Easy
RETAIL STORES
$1,455,000
Change: +64% · Conversion: Easy
MEDICAL BUILDING
$1,350,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: +41% · Conversion: Difficult
WAREHOUSE, STORAGE
$830,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.39M (May 5 2022)
Last sale anchor
$1.39M
May 5 2022
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
$413 / 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
$17,939
Tax year 2024
Assessed value
$1,446,156
Assessed 2024
Previous assessed
$1,446,156
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$405,756
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
1922
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Bathrooms
4
Total area
2,965 SF
Lot
0.18 ac (7,823 SF)
Zoning code
LAR3
APN
5060-005-025
UPID
US09-7220310
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Los Angeles, CA
Zoning LAR3 · permitted uses
LAR3 · 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
$890,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$830,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1922
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Bathrooms
4
Lot
0.18 ac
Current owner
From public records · entity-resolved
Escalon Drive Partners LLC
Entity
Mailing address
156 W SLAUSON AVE STE #6, LOS ANGELES, CA 90003-1168
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
28 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2023
—
Escalon Drive Partners LLC
—
Deed
related
$1,050,000 · Midfirst Bank
May 5, 2022
$1,390,000
Escalon Drive Partners LLC
2228 Crenshaw Blvd LLC
Grant Deed
—
Jan 18, 2022
—
2228 Crenshaw Blvd LLC
—
Deed
related
$722,000 · Bank Of The West
Jan 11, 2019
—
2228 Crenshaw Blvd LLC
—
Deed
related
$400,000 · Danco
Sep 21, 2016
—
2228 Crenshaw Blvd LLC
—
Deed
related
$390,000 · Evertrust Bank
Apr 28, 2010
—
2228 Crenshaw Blvd LLC
Richard,billy F JR
Grant Deed
—
Oct 12, 2006
—
Billy F Richard JR.
Richard Billy Family Trust
Quit Claim Deed
related
—
Oct 12, 2004
—
Richard Billy Trust
Richard,billy
Quit Claim Deed
related
—
Oct 7, 2004
—
Billy Richard
Richard Billy Trust
Quit Claim Deed
related
$437,750 · Option One Mortgage Corp
Nov 3, 2003
—
Richard,tr
Richard,billy F
Quit Claim Deed
related
—
May 22, 2003
—
Billy F Richard
Richard,devone
Quit Claim Deed
related
$310,250 · New Century Mortgage
May 20, 2003
—
Billy F Richard
Richard,devone A
Quit Claim Deed
related
$310,250 · New Century Mortgage
Apr 29, 2002
$330,000
Devone A Richard
Richard,allen
Grant Deed
related
$280,500 · Long Beach Mortgage Co
Nov 9, 2000
$260,000
Allen Richard
Dane,ken
Grant Deed
$252,200 · Citimortgage INC
Sep 30, 1998
$240,000
Ken Dane
Rapid Real Estate LLC
Grant Deed
$204,000 · Mortgage Mate INC
Aug 4, 1998
—
Rapid Real Est
Ba,
Trustees Deed
related
—
Sep 12, 1997
$90,000
Bank Of America
Cephas,imogene J
Trustees Deed
related
—
Feb 8, 1994
—
Terence A Johnson
Cephas,i J
Grant Deed
related
—
Apr 6, 1990
—
Imogene J Cephas
Johnson Imogene
Quit Claim Deed
related
$145,200 · Guardian Savings & Loan
—
—
Rapid Real Estate LLC
—
Deed Of Trust
related
$120,000 · Community Commerce Bank
—
—
Allen Richard
—
Deed Of Trust
related
$50,000 · R & R Affiliated INC
—
—
Imogene Johnson
—
Deed Of Trust
related
$5,000 · Williams Ken
—
—
Billy F Richard JR.
—
Deed Of Trust
related
$300,000 · Pacific Alliance Bank
—
—
2228 Crenshaw Blvd LLC
—
Deed Of Trust
related
$400,000 · Danco
—
—
Ken Dane
—
Deed Of Trust
related
$50,000 · Windsor Capital Mortgage Corp
—
—
Imogene J Cephas
—
Deed Of Trust
related
$22,900 · Us Small Business Admn
—
—
Billy F Richard JR.
—
Deed Of Trust
related
$640,000 · Wmc Mortgage Corp
—
—
Billy F Richard JR.
—
Deed Of Trust
related
$150,000 · Pacific Alliance 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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