Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Apartment buildings
25901 Viana Ave Lomita, CA 90717-2848
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8415243
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
8,032 SF
Lot
0.25 ac (11,086 SF)
Zoning code
LOR3*
APN
7553-004-023
UPID
US09-8415243
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
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$534k
Blend (final)
Blend
$640k
Owner & transaction history
Louis J Telbizoff · 1 yrs held
Louis J Telbizoff
since 2025
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
LOR3* · Lomita, CA
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
$670,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $700k (Sep 26 2023)
Last sale anchor
$700k
Sep 26 2023
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
$80 / 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
$29,021
Tax year 2024
Assessed value
$2,186,229
Assessed 2024
Previous assessed
$2,186,229
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,046,801
Assessed improvement
$1,139,428
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
11
Total area
8,032 SF
Lot
0.25 ac (11,086 SF)
Zoning code
LOR3*
APN
7553-004-023
UPID
US09-8415243
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LOR3* · Lomita, CAZoning LOR3* · permitted uses
LOR3* · Lomita, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1962
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
11
Lot
0.25 ac
Current owner
From public records · entity-resolved
Louis J Telbizoff
Individual
Free & Clear · 1 yrs held
Mailing address
2054 264TH ST, LOMITA, CA 90717-3405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
—
Louis J Telbizoff
Louis John Telbizoff
Deed
related
—
Sep 26, 2023
—
Gloria Telbizoff
Louis Telbizoff
Affidavit Of Death Of Joint Tenant
related
—
Dec 13, 2021
—
Louis John Telbizoff
Louis Edward Telbizoff SR.
Affidavit Death Of Trustee/successor Trustee
related
—
Dec 30, 1999
$700,000
Telbizoff Trust
Le Fevre,richard R
Grant Deed
$400,000 · World Savings Bank
Apr 20, 1995
—
Richard R Lefevre
Lefevre,w
Quit Claim Deed
related
—
Apr 20, 1995
$625,000
Le Fevre,richard R
Kaplan,samuel
Trustees Deed
$395,000 · Home Savings Of America
Nov 10, 1994
—
Samuel Kaplan
Cohen,s P
Grant Deed
related
—
Nov 9, 1989
$974,000
Kasower Yachzel
Wrig
Trustees Deed
$480,000 · World Savings & Loan
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 25901 Viana Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
