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Property profile & analytics
OFF-MARKET
Estimated value
$3,545,000
Community centers
3250 Cahuenga E Blvd Los Angeles, CA 90068
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8546698
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1970
Construction
WOOD
Total area
11,569 SF
Lot
0.65 ac (28,113 SF)
Zoning code
LAC2
APN
2429-009-003
UPID
US09-8546698
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
-
Kaban Persian Restaurant Restaurant
-
Kaban Persian Cuisine Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.55M
Owner & transaction history
Etehad LLC · 10 yrs held
Etehad LLC
since 2015
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.8M
+18.5%
Medical building
$5.3M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,220,000
6.5%
$4,820,000
7%
$4,475,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,900,000
Current use
OFFICE BUILDING
$5,805,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$5,270,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$4,750,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$3.55M
Range $3.19M – $3.90M · ±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
$306 / 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
$109,795
Tax year 2024
Assessed value
$8,936,507
Assessed 2024
Previous assessed
$8,936,507
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,383,221
Assessed improvement
$2,553,286
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,569 SF
Lot
0.65 ac (28,113 SF)
Zoning code
LAC2
APN
2429-009-003
UPID
US09-8546698
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.9M
OFFICE BUILDING
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.3M
RETAIL STORES
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
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
1970
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Etehad LLC
Entity
Mailing address
1559 S SEPULVEDA BLVD, LOS ANGELES, CA 90025-3311
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2022
—
Etehad LLC
—
Deed
related
$5,200,000 · Mufg Union Bank NA
Dec 31, 2015
$9,351,000
Etehad LLC
Quintessence Worldwide INC
Grant Deed
$3,600,000 · Hanmi Bank
Sep 9, 2011
—
Quintessence Worldwide INC
—
Deed Of Trust
related
$4,580,000 · Hanmi Bank
Apr 29, 2008
$9,600,000
Quintessence Worldwide INC
Pip II LLC
Grant Deed
$5,760,000 · Wilshire State Bank
Nov 23, 2005
—
Jenni Larsen
Larsen,eric J
Quit Claim Deed
—
Aug 22, 2005
—
Grimes Phyllis B Trust
Borgia,giuseppe
Quit Claim Deed
related
—
Aug 5, 2005
—
James S Maestri
Maestri,cynthia G
Quit Claim Deed
—
Nov 30, 1998
—
Beranek,genevieve A Tr Et Al
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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