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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Investment properties
2709 Ave 34 Los Angeles, CA 90065-2822
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7770487
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1922
Construction
WOOD
Total area
5,248 SF
Lot
0.12 ac (5,198 SF)
Zoning code
LACM
APN
5457-022-017
UPID
US09-7770487
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
Current use
Occupant on record · Public records
-
Paint & Sip Studio LA Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$890k
Blend (final)
Blend
$785k
Owner & transaction history
Vt 2709 LLC
Vt 2709 LLC
since 2026
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
LACM · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $800k (Feb 20 2026)
Last sale anchor
$800k
Feb 20 2026
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
$150 / 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
$6,694
Tax year 2024
Assessed value
$502,412
Assessed 2024
Previous assessed
$502,412
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$276,326
Assessed improvement
$226,086
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1922
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Bathrooms
2
Total area
5,248 SF
Lot
0.12 ac (5,198 SF)
Zoning code
LACM
APN
5457-022-017
UPID
US09-7770487
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACM · Los Angeles, CA
Zoning LACM · permitted uses
LACM · 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
1922
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Vt 2709 LLC
Entity
Mailing address
1319 OPECHEE WAY, GLENDALE, CA 91208-1936
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2026
$800,000
Vt 2709 LLC
2709 West Avenue 34 Los Angeles LLC
Grant Deed
—
Sep 19, 2022
—
2709 West Avenue 34 Los Angeles LLC
Victoria Snow Shabanian
Grant Deed
—
May 3, 2017
—
Victoria S Shabanian
Shabanian,garnick
Affidavit Of Death
related
—
Feb 4, 2011
$400,000
Shabanian Family Trust
Sa Challenger INC
Quit Claim Deed
related
—
Aug 17, 2010
$476,077
Sa Challenger INC
Statewide Reconveyance
Trustees Deed
related
—
Aug 26, 2005
$604,000
Bertha A C Madrid
Martinez H A Trust
Grant Deed
$425,000 · Rifkind Family Trust
Jul 28, 1997
—
Martinez,horacio A Trustee
Satrustegui,m R
Quit Claim Deed
related
—
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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