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Property profile & analytics
OFF-MARKET
Estimated value
$5,755,000
Super regional malls
3236 Slauson Ave Los Angeles, CA 90043-2564
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7959914
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1993
Construction
TILT-UP CONCRETE
Total area
16,254 SF
Lot
1.61 ac (70,054 SF)
Zoning code
LAP
APN
4005-005-031
UPID
US09-7959914
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
-
Viva Bargain Center Department Store
-
ckj Bargain Inc (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.01M
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.76M
Owner & transaction history
Crenshaw Plaza I LLC · 6 yrs held
Crenshaw Plaza I LLC
since 2020
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
LAP · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.8M
+28.4%
Office building
$8.2M
+18.5%
Medical building
$7.4M
+7.6%
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
$5,005,000
ML approach
$5,005,000
CAP Approach
CAP Return
Estimation
6%
$7,335,000
6.5%
$6,770,000
7%
$6,290,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,885,000
Current use
AUTO REPAIR, GARAGE
$8,835,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$8,160,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$7,405,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$5.76M
Range $5.18M – $6.33M · ±10% · vs last sale $6.00M (Jan 24 2020)
Last sale anchor
$6.00M
Jan 24 2020
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
$354 / 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
$81,660
Tax year 2024
Assessed value
$6,433,208
Assessed 2024
Previous assessed
$6,433,208
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$5,350,286
Assessed improvement
$1,082,922
Applied tax rate
6.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
16,254 SF
Lot
1.61 ac (70,054 SF)
Zoning code
LAP
APN
4005-005-031
UPID
US09-7959914
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Los Angeles, CA
Zoning LAP · permitted uses
LAP · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$8.8M
OFFICE BUILDING
Est. value
$8.2M
MEDICAL BUILDING
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
Crenshaw Plaza I LLC
Entity
Mailing address
145 W MAGNOLIA BLVD, BURBANK, CA 91502-1722
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2025
—
Crenshaw Plaza I LLC
—
Deed
related
$32,000,000 · Forbright Bank
Jan 24, 2020
$6,000,000
Crenshaw Plaza I LLC
Neat Laundry Real Estate LLC
Grant Deed
$31,000,000 · Dbr Invs Co Ltd
Feb 28, 2014
$4,000,000
Neat Laundry Real Estate LLC
Kainos Capital LLC
Grant Deed
$2,800,000 · Wells Fargo Bank NA
Jul 19, 2013
—
Kainos Capital LLC
Lwl Investment Group LLC
Grant Deed
$2,379,000 · Wells Fargo Bank NA
Aug 11, 2011
—
Lwl Investment Group LLC
Kang Family Trust
Grant Deed
—
Sep 25, 2008
—
Kang Family Trust
Kang,lloyd M & Sylvia
Quit Claim Deed
related
—
Jun 13, 2006
$5,150,000
Lloyd Michael Kang
D & J Investment INC
Grant Deed
$3,400,000 · Washington Mutual Bank
Dec 24, 2002
—
D & J Investment INC
NA,dong K & Misung
Grant Deed
related
—
Jun 3, 2002
$2,170,000
Dong K NA
National Dollar Stores Ltd
Grant Deed
related
$1,519,000 · Nara Bank
Jul 2, 1997
—
National Dollar Stores Ltd
—
Deed Of Trust
related
$4,657,500 · Imperial Thrift & Loan
—
—
D & J Investment INC
—
Deed Of Trust
related
$2,000,000 · Nara Bank
—
—
Lloyd M Kang
—
Deed Of Trust
related
$500,000 · Washington Mutual Fsb
—
—
D & J Investment INC
—
Deed Of Trust
related
$1,475,586 · Nara Bank
—
—
D & J Investment INC
—
Deed Of Trust
related
$260,000 · Nara Bank
—
—
Dollar Stor Natl
—
Deed Of Trust
related
$2,500,000 · 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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