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Property profile & analytics
OFF-MARKET
Estimated value
$2,845,000
Community centers
254 Carondelet St Los Angeles, CA 90026
Individually Owned
36-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7936553
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1978
Construction
TILT-UP CONCRETE
Total area
9,257 SF
Lot
0.41 ac (17,695 SF)
Zoning code
LAC2
APN
5157-007-035
UPID
US09-7936553
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
by Request
CAP Approach
CAP
$3.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.85M
Owner & transaction history
Pick · 36 yrs held
Pick
since 1989
Last sale
$2.9M
5 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+18.5%
Medical building
$4.2M
+7.6%
Commercial (general)
$4.0M
+0.8%
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%
$4,180,000
6.5%
$3,855,000
7%
$3,580,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,920,000
Current use
OFFICE BUILDING
$4,645,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$4,215,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,950,000
Change: +1% · Conversion: Easy
RETAIL STORES
$3,800,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$2.85M
Range $2.56M – $3.13M · ±10% · vs last sale $2.90M (May 29 2025)
Last sale anchor
$2.90M
May 29 2025
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
$307 / 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
$35,802
Tax year 2024
Assessed value
$2,833,068
Assessed 2024
Previous assessed
$2,833,068
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,545,311
Assessed improvement
$1,287,757
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
9,257 SF
Lot
0.41 ac (17,695 SF)
Zoning code
LAC2
APN
5157-007-035
UPID
US09-7936553
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.9M
OFFICE BUILDING
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.0M
RETAIL STORES
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.41 ac
Current owner
From public records · entity-resolved
Pick
Individual
Free & Clear · 36 yrs held
Mailing address
1930 S BREA CYN RD STE #160, DIAMOND BAR, CA 91765-4026
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 1989
—
Pick
Filipinas Associ
Trustees Deed
related
—
—
—
Kan Lai
—
Deed Of Trust
related
$825,000 · Standard Insurance Co
—
—
Kan Lai
—
Deed Of Trust
related
$200,000 · Individual
—
—
Kan Lai
—
Deed Of Trust
related
$270,000 · Individual
—
—
Filipinas Associ
—
Deed Of Trust
related
$155,000 · Lindenmeyer S
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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