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Property profile & analytics
OFF-MARKET
Estimated value
$2,965,000
Assisted living facilities
325 Boyle Ave Los Angeles, CA 90033-3812
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8262254
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1951
Construction
TILT-UP CONCRETE
Total area
132,231 SF
Lot
4.69 ac (204,150 SF)
Zoning code
LAR4
APN
5174-012-009
UPID
US09-8262254
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
-
Sakura Gardens of Los Angeles Nursing Home Retirement Community
-
Sakura Intermediate Care Facility Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.97M
Owner & transaction history
Pacifica Sl Boyle LLC · 10 yrs held
Pacifica Sl Boyle LLC
since 2016
7 recorded transactions
Zoning & alternative use
LAR4 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22 / 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
$306,278
Tax year 2024
Assessed value
$24,070,548
Assessed 2024
Previous assessed
$24,070,548
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$11,315,711
Assessed improvement
$12,754,837
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Stories
5
Units
185
Bathrooms
77
Total area
132,231 SF
Lot
4.69 ac (204,150 SF)
Zoning code
LAR4
APN
5174-012-009
UPID
US09-8262254
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Buildings
4
Units
185
Bathrooms
77
Lot
4.69 ac
Current owner
From public records · entity-resolved
Pacifica Sl Boyle LLC
Entity
Free & Clear · 10 yrs held
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
—
Pacifica Sl Boyle LLC
—
Deed
related
$8,643,787 · Pacific Premier Bank
Jan 23, 2020
—
Pacifica Sl Boyle LLC
—
Deed
related
$31,193,034 · Keybank USA
Sep 4, 2019
—
Pacifica Sl Boyle LLC
—
Loan Modification
related
$31,193,034 · Keybank USA
Aug 12, 2019
—
Pacifica Sl Boyle LLC
—
Loan Modification
related
$31,193,034 · Keybank USA
Feb 8, 2016
$9,100,000
Pacifica Sl Boyle LLC
Japanese Home For The Aged
Grant Deed
—
—
—
Pacifica Sl Boyle LLC
—
Deed Of Trust
related
$31,193,034 · Keybank USA
—
—
Pacifica Sl Boyle LLC
—
Loan Modification
related
$31,193,034 · Keybank USA
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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