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Property profile & analytics
OFF-MARKET
Assisted living facilities
2830 Francis Ave Los Angeles, CA 90005-1207
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9494890
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
WOOD
Total area
16,658 SF
Lot
0.47 ac (20,372 SF)
Zoning code
LAR4
APN
5077-025-028
UPID
US09-9494890
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
-
Garden Silver Town Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sang Hyun Kim · 1 yrs held
Sang Hyun Kim
since 2025
Last sale
$125,000
7 recorded transactions
Zoning & alternative use
LAR4 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$41,342
Tax year 2024
Assessed value
$3,277,260
Assessed 2024
Previous assessed
$3,277,260
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,809,080
Assessed improvement
$468,180
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
39
Total area
16,658 SF
Lot
0.47 ac (20,372 SF)
Zoning code
LAR4
APN
5077-025-028
UPID
US09-9494890
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
1965
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
39
Lot
0.47 ac
Current owner
From public records · entity-resolved
Sang Hyun Kim
Individual
Mailing address
15252 EL SELINDA DR, HACIENDA HEIGHTS, CA 91745-5150
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
—
Sang Hyun Kim
Kyung San Kim
Deed
related
$4,331,000 · Southwestern National Bank
Jun 27, 2025
$4,200,000
Sang Hyun Kim
Steve Kim
Grant Deed
related
$3,143,000 · Southwestern National Bank
Jun 2, 2022
$3,150,000
Steve Kim
Helen Jinny Kim
Grant Deed
related
$3,250,000 · Commonwealth Business Bank
Jun 2, 2022
—
Helen Jinny Kim
David Kim
Intrafamily Transfer
related
—
Jan 4, 2019
—
Welcome Care Corp
—
Deed
related
$3,557,000 · Hana Small Busn Lndg
Dec 21, 2017
—
Welcome Care Corp
Welcome Care Corp
Quit Claim Deed
related
$3,135,000 · Hana Small Busn Lndg
Sep 27, 2013
—
Welcome Management Corp
Welcome Management Corp
Quit Claim Deed
related
—
Oct 14, 2010
$125,000
Welcome Management Corp
Francis Community Group LLC
Grant Deed
—
Feb 6, 2008
$3,500,000
Francis Community Group LLC
Zipp,steve & Barbara
Grant Deed
$2,400,000 · Wilshire State Bank
Oct 7, 2005
$1,550,000
Steve Zipp
Sunset Hall
Grant Deed
$1,150,000 · Sunset Hall
—
—
Hall Sunset
—
Deed Of Trust
related
$250,000 · Fred Arnow
—
—
Francis Community Group LLC
—
Deed Of Trust
related
$3,175,000 · Dayco Funding Corp
—
—
Sunset Hall
—
Deed Of Trust
related
$20,000 · Individual
—
—
Francis Community Group LLC
—
Deed Of Trust
related
$265,000 · Dayco Funding Corp
—
—
Welcome Care Corp
—
Deed Of Trust
related
$3,557,000 · Hana Small Busn Lndg
—
—
Francis Community Group LLC
—
Deed Of Trust
related
$1,000,000 · Dayco Funding Corp
—
—
Sunset Hall
—
Deed Of Trust
related
$200,000 · Fred Arnow
—
—
Francis Community Group LLC
—
Deed Of Trust
related
$1,065,000 · Dayco Funding Corp
Jul 23, 1963
—
Hall Sunset
—
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.
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