Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Manufacturing properties
2800 Clearwater St Los Angeles, CA 90039-2808
Entity Owned
7-yr Hold
Free & Clear
Property ID
US09-8255899
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1937
Construction
WOOD
Total area
4,365 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAM2
APN
5437-028-011
UPID
US09-8255899
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
-
Scholar Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$405k
Blend (final)
Blend
$515k
Owner & transaction history
Frogtown Portfolio LLC · 7 yrs held
Frogtown Portfolio LLC
since 2019
6 recorded transactions
Zoning & alternative use
LAM2 · 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
$515k
Range $464k – $567k · ±10%
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
$118 / 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
$32,611
Tax year 2024
Assessed value
$2,673,156
Assessed 2024
Previous assessed
$2,673,156
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,312,373
Assessed improvement
$1,360,783
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1937
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
4,365 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAM2
APN
5437-028-011
UPID
US09-8255899
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Los Angeles, CA
Zoning LAM2 · permitted uses
LAM2 · 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
1937
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Frogtown Portfolio LLC
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 531847, LOS ANGELES, CA 90053-1847
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2021
—
Frogtown Portfolio I LLC
—
Deed
related
$23,514,000 · Readycap Commercial LLC
Apr 19, 2019
—
Frogtown Portfolio I LLC
—
Loan Modification
related
$16,245,000 · Readycap Com'l
Apr 3, 2019
$2,200,000
Frogtown Portfolio LLC
Sislin Family Trust
Grant Deed
—
Jan 28, 2005
$495,000
Sislin Family Trust
Ruiz,maria
Grant Deed
—
Aug 23, 2000
$195,000
Moises O Ruiz
Acorn Wire & Iron Works
Grant Deed
$175,500 · Byl Bank Group
Mar 31, 1972
$30,000
Acorn Wire Acorn Wire Wo Iron
—
Grant 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.
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 2800 Clearwater St?
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.
