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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Investment properties
2811 Vermont Ave, Los Angeles, CA 90007-2230
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-7213792
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
7,848 SF
Lot
0.23 ac (10,125 SF)
Zoning code
LAC2
APN
5054-033-001
UPID
US09-7213792
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
-
New Body Couture Inc Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Corinne Gill · 13 yrs held
Corinne Gill
since 2012
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.4M
+2.7%
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
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,350,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,415,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$191 / 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
$17,320
Tax year 2024
Assessed value
$1,318,102
Assessed 2024
Previous assessed
$1,318,102
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$887,111
Assessed improvement
$430,991
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
7,848 SF
Lot
0.23 ac (10,125 SF)
Zoning code
LAC2
APN
5054-033-001
UPID
US09-7213792
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
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Corinne Gill
Individual
Mailing address
2815 S VERMONT AVE, LOS ANGELES, CA 90007-2230
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2020
—
Lawrence Raymond Lai
—
Deed
related
$360,996 · Cathay Bank
Sep 24, 2012
—
Corinne Gill
Lai Irvin R 1993 Trust
Affidavit Of Death
—
Dec 29, 2006
$510,000
Lai Irvin R 1993 Trust
Hum Susan Living Trust
Grant Deed
$470,000 · Cathay Bank
Aug 2, 2005
—
Hum Susan Trust
Lai,collin L
Quit Claim Deed
related
—
Apr 9, 2002
—
Hum,susan Tr
Lai,c L
Quit Claim Deed
related
—
Oct 11, 2001
—
Collin L Lai
Hum,s
Quit Claim Deed
related
—
Jul 27, 2001
—
Hum,susan Co-trustee
Lai,c L
Quit Claim Deed
related
—
Nov 8, 1993
—
Lai,irvin R Tr Et Al
—
Deed Of Trust
related
—
—
—
Lai Irvin R 1993 Trust
—
Deed Of Trust
related
$460,407 · Cathay Bank
—
—
Irvin R Lai
—
Deed Of Trust
related
$390,000 · Eastern International Bank
—
—
Irvin R Lai
—
Deed Of Trust
related
$89,000 · Community Redev Agency
—
—
Lai Irvin R 1993 Trust
—
Deed Of Trust
related
$470,000 · Cathay Bank
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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