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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Apartment buildings
2816 Griffin Ave Los Angeles, CA 90031-2098
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9515336
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Construction
WOOD
Total area
5,402 SF
Lot
0.18 ac (7,841 SF)
Zoning code
LARD3
APN
5206-011-028
UPID
US09-9515336
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.17M
Owner & transaction history
Kevin Chong · 3 yrs held
Kevin Chong
since 2022
7 recorded transactions
Zoning & alternative use
LARD3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.5M
+7.3%
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
APARTMENT HOUSE (5+ UNITS)
$1,425,000
Current use
INDUSTRIAL (GENERAL)
$1,530,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±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
$217 / 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
$21,093
Tax year 2024
Assessed value
$1,657,500
Assessed 2024
Previous assessed
$1,657,500
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,157,700
Assessed improvement
$499,800
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1991
Construction
WOOD
Heating
NONE
Cooling
YES
Units
5
Bathrooms
6
Total area
5,402 SF
Lot
0.18 ac (7,841 SF)
Zoning code
LARD3
APN
5206-011-028
UPID
US09-9515336
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD3 · Los Angeles, CA
Zoning LARD3 · permitted uses
LARD3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
1991
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
6
Lot
0.18 ac
Current owner
From public records · entity-resolved
Kevin Chong
Individual
Mailing address
2816 GRIFFIN AVE APT #1, LOS ANGELES, CA 90031-2098
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2022
—
Kevin Chong
Carmen Chong
Intrafamily Transfer
related
—
Aug 13, 2008
—
Gieng P Chong
Su,cau A
Grant Deed
—
Dec 29, 1998
—
Cau A Su
—
Deed Of Trust
related
—
Feb 7, 1992
—
Tac S Su
Thong,tom A
Quit Claim Deed
related
$280,000 · Standard Savings Bank
May 5, 1989
$62,000
Hang Huynh
Ultim
Grant Deed
$148,000 · United Savings Bank
May 5, 1989
$47,727
Ultimate Exchang
Kwong
Trustees Deed
related
—
—
—
Cau A Su
—
Deed Of Trust
related
$350,000 · Standard Bank & Trust
—
—
Gieng P Chong
—
Deed Of Trust
related
$330,000 · Eastern International 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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