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Property profile & analytics
OFF-MARKET
Assisted living facilities
2638 Raymond Ave, Los Angeles, CA 90007-2121
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8103206
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1908
Construction
WOOD
Total area
2,782 SF
Lot
0.19 ac (8,103 SF)
Zoning code
LARD2
APN
5054-011-012
UPID
US09-8103206
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Leonardo Cortez · 5 yrs held
Leonardo Cortez
since 2020
7 recorded transactions
Zoning & alternative use
LARD2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,553
Tax year 2024
Assessed value
$251,616
Assessed 2024
Previous assessed
$251,616
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$195,879
Assessed improvement
$55,737
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
1908
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,782 SF
Lot
0.19 ac (8,103 SF)
Zoning code
LARD2
APN
5054-011-012
UPID
US09-8103206
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.
Building & site characteristics
From public records
Year built
1908
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Leonardo Cortez
Individual
Mailing address
2727 S NORMANDIE AVE, LOS ANGELES, CA 90007-2115
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Sep 29, 2020
—
Leonardo Cortez
Leonardo Cortez
Intrafamily Transfer
related
$350,000 · Onewest Bank Fsb
Nov 5, 2007
—
Cortez Garcia Family Trust
Bravo,silvia G
Quit Claim Deed
related
—
Sep 15, 2005
—
Silvia Garcia Bravo
Leonardo Cortez Rodriguez
Intrafamily Transfer
related
$359,000 · Washington Mutual Bank Fa
Sep 2, 1993
$76,803
Vasili Sisoev
Wells,joseph B
Trustees Deed
—
Mar 6, 1991
$90,500
Wells,joseph B
Rhymes William F
Trustees Deed
—
Mar 6, 1991
$25,500
Wells,joseph B
Reems David L
Trustees Deed
related
$300,000 · Individual
Nov 26, 1990
$3,500
David L Reems
Reems David L
Grant Deed
related
—
—
—
Leonardo G Rodriguez
—
Deed Of Trust
related
$20,000 · Vasibi & Vera Sisoev
—
—
William F Rhymes
—
Deed Of Trust
related
$45,750 · Beneficial Mortgage Co
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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