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Property profile & analytics
OFF-MARKET
Estimated value
$18,905,000
Office buildings
318 9th St Los Angeles, CA 90015-1511
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0454912
Property summary
AI-generated overview
This exceptional 3,000-square-foot creative office space is located in a highly desirable Downtown Los Angeles location, at the corner of 9th and Olive Streets. Situated in a twelve-story building, this unit offers a unique warehouse-style interior perfect for creative businesses. Previously used by sewing factories, the space presents a blank canvas for customization. While the building boasts a polished exterior, the interior offers a raw, industrial aesthetic. Enjoy awesome city views from select units. The building features three passenger elevators, on-site management, and 24/7 access. All utilities are included in the rent, making budgeting simple. Note that tenants are responsible for their own portable AC units (no window units allowed) and parking (public lots and structures are readily available at a cost of $200+ monthly). While the building itself has no dedicated parking, ample public parking options exist nearby. Minimum lease term is one year, but longer lease terms may be required by the owner. Showings are by appointment only. Los Angeles County location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
124,374 SF
Lot
0.3 ac (13,241 SF)
Zoning code
LAR5
APN
5139-004-025
UPID
US10-0454912
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
-
30 Min Computer Fix Computer & Electronic Repair
-
Clyde Brothers Marketing & Advertising Advertising Agency
-
Discovery Data Solutions Consultant
-
House of Ari Jogiel Industrial Manufacturer Production Facility
-
Albert's Handbags Department Store 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
$18.91M
Owner & transaction history
Aids Healthcare Foundation · 3 yrs held
Aids Healthcare Foundation
since 2023
Last sale
$21.3M
5 recorded transactions
Zoning & alternative use
LAR5 · 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
Method
Estimation
Statistic approach
$13,080,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$18.91M
Range $17.01M – $20.80M · ±10% · vs last sale $21.25M (Mar 8 2023)
Last sale anchor
$21.25M
Mar 8 2023
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
$152 / 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
$110,037
Tax year 2024
Assessed value
$6,873,035
Assessed 2024
Previous assessed
$6,873,035
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$2,151,105
Assessed improvement
$4,721,930
Applied tax rate
13.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
124,374 SF
Lot
0.3 ac (13,241 SF)
Zoning code
LAR5
APN
5139-004-025
UPID
US10-0454912
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR5 · Los Angeles, CA
Zoning LAR5 · permitted uses
LAR5 · 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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.3 ac
Current owner
From public records · entity-resolved
Aids Healthcare Foundation
Individual
Free & Clear · 3 yrs held
Mailing address
6255 W SUNSET BLVD21STFL, LOS ANGELES, CA 90028-7403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2023
$21,250,000
Aids Healthcare Foundation
Ljo Properties LLC
Grant Deed
—
Mar 2, 2020
—
Ljo Properties LLC
—
Deed
related
$200,000 · Armaly S B & K R Trust (rt)
Jul 6, 2009
—
Ljo Properties LLC
Ordin,lance J
Grant Deed
—
—
—
Lahijani Trust
—
Deed Of Trust
related
—
—
—
Ljo Properties LLC
—
Deed Of Trust
related
$200,000 · Armaly S B & K R Trust (rt)
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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