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Property profile & analytics
OFF-MARKET
Estimated value
$3,095,000
Community centers
2805 Abbot Kinney Blvd Venice, CA 90291-6722
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6871483
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1984
Construction
WOOD
Total area
6,480 SF
Lot
0.22 ac (9,710 SF)
Zoning code
LAC2
APN
4229-013-004
UPID
US09-6871483
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
$3.04M
CAP Approach
CAP
$2.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.10M
Owner & transaction history
2805 Abbott Kinney LLC · 4 yrs held
2805 Abbott Kinney LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Venice, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+7.0%
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 Venice submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Venice 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
$3,085,000
ML approach
$3,035,000
CAP Approach
CAP Return
Estimation
6%
$2,560,000
6.5%
$2,365,000
7%
$2,195,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,945,000
Current use
RESTAURANT
$4,220,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$3.10M
Range $2.79M – $3.40M · ±10% · vs last sale $3.50M (Jun 15 2022)
Last sale anchor
$3.50M
Jun 15 2022
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
$478 / 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
$58,385
Tax year 2024
Assessed value
$4,776,899
Assessed 2024
Previous assessed
$4,776,899
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,994,004
Assessed improvement
$782,895
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,480 SF
Lot
0.22 ac (9,710 SF)
Zoning code
LAC2
APN
4229-013-004
UPID
US09-6871483
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Venice, CA
Zoning LAC2 · permitted uses
LAC2 · Venice, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Venice. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.9M
RESTAURANT
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
2805 Abbott Kinney LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3219 SANTA MONICA BLVD, SANTA MONICA, CA 90404-2605
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 15, 2022
$3,500,000
2805 Abbott Kinney LLC
Kamran Naimi
Grant Deed
—
Jun 15, 2022
—
2805 Abbott Kinney LLC
Kayvan Naimi
Intrafamily Transfer
related
—
Jan 6, 2022
—
Kayvan Naimi
Venice One LLC
Grant Deed
—
Jan 19, 2007
$3,800,000
Venice One LLC
Hoyt,lucille B
Grant Deed
$1,800,000 · Standard Insurance Co
—
—
Lucille B Hoyt
—
Deed Of Trust
related
$175,000 · Union Bank
—
—
Lucille B Hoyt
—
Deed Of Trust
related
$750,000 · Stancorp Mortgage Investors
—
—
Lucille B Hoyt
—
Deed Of Trust
related
$200,000 · Obdulia M Douroux
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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