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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Investment properties
2806 Fletcher Dr Los Angeles, CA 90039-2415
Individually Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6451332
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Construction
WOOD
Total area
1,949 SF
Lot
0.21 ac (9,121 SF)
Zoning code
LAC2
APN
5436-032-002
UPID
US09-6451332
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
-
Adrian Home Decor Store Department Store
-
Botanica Ochosi's (Bike/Boat/Book/etc) Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$330k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
Armondo Amador JR. · 20 yrs held
Armondo Amador JR.
since 2006
6 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$825,000
+41.4%
Retail stores
$800,000
+37.1%
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
$330,000
CAP Approach
CAP Return
Estimation
6%
$660,000
6.5%
$605,000
7%
$565,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$585,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$825,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$800,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$545,000
Change: -7% · Conversion: Difficult
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
$264 / 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
$11,191
Tax year 2024
Assessed value
$870,849
Assessed 2024
Previous assessed
$870,849
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$656,490
Assessed improvement
$214,359
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
1925
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
1
Total area
1,949 SF
Lot
0.21 ac (9,121 SF)
Zoning code
LAC2
APN
5436-032-002
UPID
US09-6451332
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$585,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$825,000
RETAIL STORES
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$545,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
1925
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Armondo Amador JR.
Individual
Free & Clear · 20 yrs held
Mailing address
2828 FLETCHER DR, LOS ANGELES, CA 90039-2415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Feb 7, 2006
$646,500
Armondo Amador JR.
Kurihara,toshiko M
Grant Deed
—
Feb 7, 2006
—
Toshiko M Kurihara
Kurihara,raymond T
Quit Claim Deed
related
—
Mar 27, 2000
—
Raymond T Kurihara
Kurihara,t M
Quit Claim Deed
related
—
Apr 8, 1999
—
Toshiko M Kurihara
Kurihara,r
Quit Claim Deed
related
—
Oct 11, 1996
—
Kuromi,kiyoshi J Trustee
Kuromi I J Trustee,
Quit Claim Deed
related
—
May 16, 1989
—
Kuromi Fmly Tr
Kuromi Isao J An
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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