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Property profile & analytics
FOR LEASE
Assisted living facilities
2270 Lomita Blvd Lomita, CA 90717
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6481570
For Lease
1 / 2
$1,735,000
2270 Lomita Blvd, Lomita, CA 90717
View Listing →
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
WOOD
Total area
3,999 SF
Lot
0.45 ac (19,531 SF)
Zoning code
LOCG*
APN
7376-012-037
UPID
US09-6481570
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
$1.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.74M
Owner & transaction history
Christian Pak · 4 yrs held
Christian Pak
since 2021
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
LOCG* · Lomita, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$2.4M
+120.4%
Auto repair, garage
$1.9M
+67.5%
Medical building
$1.8M
+64.6%
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 Lomita submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lomita 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
$1,715,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,105,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,435,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,850,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$1,820,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$1,795,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$1,535,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,235,000
Change: +12% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,175,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±10% · vs last sale $1.75M (Nov 23 2021)
Last sale anchor
$1.75M
Nov 23 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
$434 / 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
$23,804
Tax year 2024
Assessed value
$1,820,700
Assessed 2024
Previous assessed
$1,820,700
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,456,560
Assessed improvement
$364,140
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
For Lease
Year built
1959
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,999 SF
Lot
0.45 ac (19,531 SF)
Zoning code
LOCG*
APN
7376-012-037
UPID
US09-6481570
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LOCG* · Lomita, CAZoning LOCG* · permitted uses
LOCG* · Lomita, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1959
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Christian Pak
Individual
Mailing address
162 TAPESTRY, IRVINE, CA 92603-0683
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$1,750,000
Christian Pak
Hwa Nam Lee
Grant Deed
$2,670,000 · Ready Capital Corp
Dec 3, 2018
$1,900,000
Hwa N Lee
Chj Care Consulting INC
Grant Deed
$2,350,000 · Hana Small Busn Lndg
Jul 6, 2017
—
Chj Health Care Consulting INC
—
Deed
related
$875,000 · Hanmi Bank
Jun 13, 2017
—
Chj Health Care Consulting INC
—
Deed
related
$1,600,000 · First Intercontinental Bank
Jan 23, 2015
$1,555,000
Chj Health Care Consulting INC
Dansel LLC
Grant Deed
$1,740,000 · Bbcn Bk
Jan 19, 2006
$1,300,000
Dansel LLC
Family Investment Group LLC
Grant Deed
$1,170,000 · Wilshire State Bank
Jan 19, 2006
—
Family Investment Group LLC
Abjelina,kenneth & Angeli
Quit Claim Deed
related
—
Mar 16, 2004
$750,000
Kenneth Abjelina
Health View INC
Grant Deed
$675,000 · Cnl Commercial Finance INC
Jul 18, 2000
$640,000
Health View INC
Yiakas,c D & Argyro
Grant Deed
$480,000 · Wells Fargo Bank
Jan 11, 1991
$150,000
Yiakas C D
Unknown
Grant Deed
—
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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