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Property profile & analytics
OFF-MARKET
Estimated value
$19,740,000
Office buildings
321 2nd St Los Angeles, CA 90012-4202
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7166351
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1965
Construction
STEEL FRAME
Total area
60,739 SF
Lot
0.25 ac (10,839 SF)
Zoning code
LAC2
APN
5161-017-009
UPID
US09-7166351
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
-
Federal Public Defender Central District of California Public Defender'S Office
-
Nakamura Tetsujiro Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.66M
Comparable Approach
Comparable
$13.68M
Blend (final)
Blend
$19.74M
Owner & transaction history
Cs 321 East 2nd Investors LLC · 8 yrs held
Cs 321 East 2nd Investors LLC
since 2018
7 recorded transactions
Zoning & alternative use
LAC2 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$25,630,000
6.5%
$23,660,000
7%
$21,970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$30,485,000
Current use
MEDICAL BUILDING
$27,670,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$25,725,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$24,940,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$19.74M
Range $17.77M – $21.71M · ±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
$325 / 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
$223,626
Tax year 2024
Assessed value
$18,157,301
Assessed 2024
Previous assessed
$18,157,301
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,693,113
Assessed improvement
$11,464,188
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
1965
Construction
STEEL FRAME
Heating
NONE
Total area
60,739 SF
Lot
0.25 ac (10,839 SF)
Zoning code
LAC2
APN
5161-017-009
UPID
US09-7166351
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
OFFICE BUILDING Current
Est. value
$30.5M
MEDICAL BUILDING
Est. value
$27.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.7M
RETAIL STORES
Est. value
$24.9M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1965
Construction
STEEL FRAME
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
Cs 321 East 2nd Investors LLC
Entity
Free & Clear · 8 yrs held
Mailing address
800 W 6TH ST STE #600, LOS ANGELES, CA 90017-2709
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
51 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2018
$553,500
Cs 321 East 2nd Investors LLC
Read C 321 LLC
Grant Deed
—
Feb 2, 2018
$1,539,000
Cs 321 East 2nd Investors LLC
Mbjj Investments LLC
Grant Deed
—
Feb 2, 2018
$737,500
Cs 321 East 2nd Investors LLC
Moylan Family LLC
Grant Deed
$11,250,000 · Argentic R/e Fin LLC
Feb 2, 2018
$888,500
Cs 321 East 2nd Investors LLC
Pavuluri-akkineni Trust
Grant Deed
—
Feb 2, 2018
$492,000
Cs 321 East 2nd Investors LLC
Mahaffey,elaine
Grant Deed
—
Feb 2, 2018
$462,500
Cs 321 East 2nd Investors LLC
Bless Family Trust
Grant Deed
—
Feb 2, 2018
$6,154,500
Cs 321 East 2nd Investors LLC
Hulls Hope LLC
Grant Deed
—
Feb 2, 2018
$503,000
Cs 321 East 2nd Investors LLC
Birnbaum 321 LLC
Grant Deed
—
Feb 2, 2018
$1,722,500
Cs 321 East 2nd Investors LLC
Wernecke,peter
Grant Deed
—
Feb 2, 2018
$446,000
Cs 321 East 2nd Investors LLC
321 Lt LLC
Grant Deed
—
Feb 2, 2018
$1,455,500
Cs 321 East 2nd Investors LLC
Ematli LLC
Grant Deed
—
Feb 2, 2018
$694,000
Cs 321 East 2nd Investors LLC
Tkd Investments LLC
Grant Deed
—
Aug 21, 2017
$235,000
321 Lt LLC
Parker,larry
Grant Deed
—
Mar 7, 2017
$375,000
Tkd Investments LLC
Stavrum C D 2001 Trust
Grant Deed
—
Sep 1, 2016
—
Moylan Family LLC
Moylan Family Trust
Quit Claim Deed
related
—
Aug 30, 2016
—
Pavuluri-akkineni Trust
Pavuluri,vijay K
Quit Claim Deed
related
—
Jul 6, 2016
—
2590 West Golf Note LLC
Neoteric Alpha LLC
Quit Claim Deed
related
$3,840,622 · Parkway Bank & Trust Co
Jan 28, 2014
—
Hulls Hope LLC
Owens Edward H Trust
Quit Claim Deed
related
—
Mar 5, 2008
—
Stavrum Catherine D 2001 Trust
Stavrum Family Trust
Quit Claim Deed
related
—
Jun 6, 2007
$615,500
Vijay K Pavuluri
Neoteric Alpha LLC
Grant Deed
—
Jun 6, 2007
$461,000
Neoteric Alpha LLC
Lockwood 321 E Second LLC
Grant Deed
—
Jun 6, 2007
$173,500
Neoteric Alpha LLC
Wriblet 321 E 2nd LLC
Grant Deed
—
Jun 9, 2006
—
Owens Edward H Trust
Neoteric Alpha LLC
Grant Deed
—
Nov 22, 2005
—
Stern Geri E Trust
Stern 321 LLC
Quit Claim Deed
—
Nov 22, 2005
$223,500
Neoteric Alpha LLC
Stern Geri E Trust
Grant Deed
—
Nov 22, 2005
$369,000
Owens Edward H Trust
Neoteric Alpha LLC
Grant Deed
—
May 6, 2005
—
Neoteric Alpha LLC
Duggan Lois S
Grant Deed
—
Mar 11, 2005
$600,000
Carroll R Cole
Neoteric Alpha LLC
Grant Deed
—
Mar 11, 2005
—
Pretari E N & P C 1992 Trust
Neoteric Alpha LLC
Grant Deed
—
Nov 7, 2002
—
Donald Mahaffey
Tokyo,e Little
Grant Deed
related
—
Oct 10, 2001
—
—
—
Grant Deed
related
—
Oct 5, 2001
—
—
Ahmed,m
Grant Deed
related
—
Sep 28, 2001
—
Hodson 321 LLC
Kgast LLC
Grant Deed
related
—
Aug 3, 2001
—
Bless,edward L&dena L Trustees
Bless,e L&d L
Quit Claim Deed
related
—
Jun 18, 2001
$115,000
Read C 321 LLC
321 E Little Tokyo LLC
Grant Deed
related
—
Jun 18, 2001
$104,500
Birnbaum 321 LLC
321 E Little Tokyo LLC
Grant Deed
related
—
Jun 18, 2001
$91,000
Larry Parker
Farris,kenneth C & Monica R
Grant Deed
related
—
Jun 18, 2001
$200,000
Stern 321 LLC
Seufferlein 1990 LLC
Grant Deed
related
—
Jun 18, 2001
$187,500
Mohamed Ahmed
321 E Little Tokyo LLC
Grant Deed
related
—
Jun 18, 2001
$60,000
Wriblet 321 E 2nd LLC
321 E Little Tokyo LLC
Grant Deed
related
—
Jul 31, 2000
$150,000
Lockwood 321 E Second LLC
321 E Little Tokyo LLC
Trustees Deed
related
—
Jul 31, 2000
$750,000
Alaimo 321 E 2nd Street LLC
321 E Little Tokyo LLC
Trustees Deed
related
—
Mar 9, 2000
$500,000
Kgast LLC
321 E Little Tokyo LLC
Trustees Deed
—
Mar 9, 2000
$200,000
Seufferlein 1990 LLC
321 E Little Tokyo LLC
Trustees Deed
—
Jan 26, 2000
$95,000
Bless,edward L & Dena L
321 E Little Tokyo LLC
Trustees Deed
—
Jan 26, 2000
$150,000
Moylan Trust
321 E Little Tokyo LLC
Trustees Deed
—
Dec 28, 1999
$922,000
Lois S Duggan
321 E Little Tokyo LLC
Grant Deed
—
Nov 18, 1999
—
321 E Little Tokyo
Virgin Real Est,
Grant Deed
related
—
Jan 7, 1998
$3,100,000
Virgin Real Est Ptnrshp
Ub,cal
Trustees Deed
—
Jan 7, 1998
—
Ub,cal
Inland Prop,
Trustees Deed
related
$3,598,000 · Lasalle Bank Fsb
Apr 1, 1996
—
Inland Property Company INC
—
Deed Of Trust
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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