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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Investment properties
324 Fresno St Los Angeles, CA 90063-3071
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6520444
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
WOOD
Total area
5,504 SF
Lot
0.12 ac (5,260 SF)
Zoning code
LAC2
APN
5179-011-001
UPID
US09-6520444
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
$1.72M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.06M
Owner & transaction history
Limitless Sun LLC · 4 yrs held
Limitless Sun LLC
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+20.8%
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
$1,055,000
ML approach
$1,060,000
CAP Approach
CAP Return
Estimation
6%
$1,860,000
6.5%
$1,715,000
7%
$1,590,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,275,000
Current use
WAREHOUSE, STORAGE
$1,540,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±10% · vs last sale $1.34M (Feb 2 2022)
Last sale anchor
$1.34M
Feb 2 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
$192 / 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
$17,264
Tax year 2024
Assessed value
$1,388,934
Assessed 2024
Previous assessed
$1,388,934
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$468,180
Assessed improvement
$920,754
Applied tax rate
12.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
5,504 SF
Lot
0.12 ac (5,260 SF)
Zoning code
LAC2
APN
5179-011-001
UPID
US09-6520444
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1950
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Limitless Sun LLC
Entity
Mailing address
509 W AVE 44, LOS ANGELES, CA 90065-3963
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2022
$1,335,000
Limitless Sun LLC
Landzmen Holdings IV LLC
Grant Deed
$669,763 · Indigo Commercial Funding LLC
Feb 2, 2022
—
Limitless Sun LLC
—
Deed
related
$498,000 · Ampac Tri State Cdc INC
May 7, 2021
$1,100,000
Landzmen Holdings IV LLC
My Home Mi Casa LLC
Grant Deed
$825,000 · Ruth Petrucha
Mar 8, 2013
$729,000
My Home Mi Casa LLC
Covarrubias I 2005 Trust
Grant Deed
$411,794 · Genesis La Economic Growth Cor
Sep 26, 2005
—
Covarrubias Irene 2005 Trust
Covarrubias,irene
Quit Claim Deed
related
—
Mar 9, 2005
$440,000
Irene Covarrubias
Foster Rose A 2004 Trust
Grant Deed
$205,000 · Foster Rose A 2004 Trust 006329
May 25, 2004
—
Artenian,tr
Artenian,tr
Quit Claim Deed
related
—
Jan 19, 1995
$250,000
Artenian Trust
Nomura Trust
Grant Deed
related
$180,000 · Seller
Dec 2, 1993
—
1986 Nomura Living Tr
Nomura,h&m
Quit Claim Deed
related
—
—
—
Covarrubias Irene 2005 Trust
—
Deed Of Trust
related
$150,000 · Cohen Erwin & P G Fam Trust
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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