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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Assisted living facilities
2448 Beachwood Dr Los Angeles, CA 90068-3664
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7275540
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1942
Construction
WOOD
Total area
3,070 SF
Lot
0.16 ac (6,799 SF)
Zoning code
LARD2
APN
5580-007-028
UPID
US09-7275540
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
$1.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.29M
Owner & transaction history
T & R Delaware LLC · 3 yrs held
T & R Delaware LLC
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LARD2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+97.9%
Office building
$1.5M
+82.8%
Medical building
$1.4M
+65.9%
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
$1,170,000
ML approach
$1,210,000
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)
$845,000
Current use
AUTO REPAIR, GARAGE
$1,670,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$1,540,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$1,400,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,300,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$1,260,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$920,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$860,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±10% · vs last sale $1.45M (Aug 31 2022)
Last sale anchor
$1.45M
Aug 31 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
$420 / 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
$18,423
Tax year 2024
Assessed value
$1,479,000
Assessed 2024
Previous assessed
$1,479,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,122,000
Assessed improvement
$357,000
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
Off-Market
Year built
1942
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
3,070 SF
Lot
0.16 ac (6,799 SF)
Zoning code
LARD2
APN
5580-007-028
UPID
US09-7275540
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · Los Angeles, CA
Zoning LARD2 · permitted uses
LARD2 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$920,000
WAREHOUSE, STORAGE
Est. value
$860,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1942
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
T & R Delaware LLC
Entity
Mailing address
10234 NATIONAL BLVD, LOS ANGELES, CA 90034-3760
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2023
—
T & R Delaware LLC
—
Deed
related
$1,225,000 · Genesis Bank
Aug 31, 2022
$1,450,000
T & R Delaware LLC
Beachwood Cottage LLC
Grant Deed
$1,150,000 · Tony G Azzi Living Trust
Aug 14, 2015
—
Beachwood Cottage LLC
Andruska John A Trust
Quit Claim Deed
related
—
Jul 11, 2012
—
Andruska John A Trust
Andruska,john
Quit Claim Deed
related
—
Jul 29, 1999
—
Margaret Kling
Ankh,
Quit Claim Deed
related
—
May 3, 1996
—
Ankh
Kling,m R
Quit Claim Deed
related
—
Jun 6, 1994
$272,298
Glazer Trust
Prado,star D
Trustees Deed
—
Jun 12, 1992
$251,590
Marvin V Soriano
Flores,onofre H
Grant Deed
—
—
—
John Andruska
—
Deed Of Trust
related
$580,000 · Provident Savings 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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