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Property profile & analytics
OFF-MARKET
Estimated value
$2,695,000
Office buildings
3121 Temple St, Los Angeles, CA 90026-4519
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7829814
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
TILT-UP CONCRETE
Total area
5,720 SF
Lot
0.18 ac (7,971 SF)
Zoning code
LARAS3
APN
5156-008-022
UPID
US09-7829814
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
-
Plotke Plumbing Inc ! Plumbing Service General Contractor
-
Hyperion Property Management Property Management Company
-
Charlap Hyman & Herrero Architecture Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
$2.23M
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$2.70M
Owner & transaction history
3121 W Temple St LLC · 4 yrs held
3121 W Temple St LLC
since 2022
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
LARAS3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+8.3%
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
$2,660,000
ML approach
$2,610,000
CAP Approach
CAP Return
Estimation
6%
$2,415,000
6.5%
$2,230,000
7%
$2,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,870,000
Current use
AUTO REPAIR, GARAGE
$3,110,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$2,605,000
Change: -9% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,440,000
Change: -15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,420,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$2,350,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$2.70M
Range $2.43M – $2.96M · ±10% · vs last sale $2.75M (Jun 15 2022)
Last sale anchor
$2.75M
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
$471 / 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
$35,261
Tax year 2024
Assessed value
$2,861,100
Assessed 2024
Previous assessed
$2,861,100
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,340,900
Assessed improvement
$520,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,720 SF
Lot
0.18 ac (7,971 SF)
Zoning code
LARAS3
APN
5156-008-022
UPID
US09-7829814
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARAS3 · Los Angeles, CA
Zoning LARAS3 · permitted uses
LARAS3 · 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
OFFICE BUILDING Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
RETAIL STORES
Est. value
$2.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
3121 W Temple St LLC
Entity
Mailing address
6253 HOLLY MONT DR, LOS ANGELES, CA 90068-3307
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2022
$2,750,000
3121 W Temple St LLC
Mario Sanchez
Grant Deed
$1,397,000 · First Citizens Bank & Trust Co
Jun 15, 2022
—
First Citizens Bank & Trust Company
Mario Sanchez
Assignment Of Lease (leasehold Sale)
$1,397,000 · First Citizens Bank & Trust Co
Apr 22, 2021
—
Ernest Sanchez
Manuel A Sanchez
Intrafamily Transfer
related
—
Feb 25, 2020
—
Mario Sanchez
Sanchez Mario & Andrea Trust
Quit Claim Deed
related
—
Apr 25, 2014
—
Sanchez,mario & Andrea Trust
Sanchez,mario & Andrea K
Quit Claim Deed
related
—
Oct 15, 2012
—
Sanchez M & G 2004 Family Trust
Sanchez,manuel A & Gilma
Quit Claim Deed
related
—
Oct 28, 2004
—
Sanchez M & G 2004 Trust
Sanchez,manuel A & Gilma
Quit Claim Deed
related
—
Feb 10, 2003
$625,000
Mario Sanchez
Ziv,daniel J
Grant Deed
$437,500 · Centerbank
Feb 7, 2003
$625,000
Mario Sanchez
Ziv,daniel J
Grant Deed
$437,500 · Centerbank
Dec 10, 1999
$390,000
Ziv,daniel J
May,r D
Trustees Deed
—
Dec 23, 1988
$58,500
Robert D May
Unknown
Grant Deed
—
—
—
Robert D May
—
Deed Of Trust
related
$75,000 · Bolling Trust
—
—
Daniel J Ziv
—
Deed Of Trust
related
$292,500 · Wells Fargo 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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