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Property profile & analytics
OFF-MARKET
Investment properties
3278 Cahuenga E Blvd Los Angeles, CA 90068
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9489350
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1937
Construction
WOOD
Total area
1,530 SF
Lot
0.19 ac (8,406 SF)
Zoning code
LAC2
APN
2429-009-002
UPID
US09-9489350
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
-
Western Union Bank Credit Union
-
Short Stop Food Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
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
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
—
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
$23,626
Tax year 2024
Assessed value
$1,915,890
Assessed 2024
Previous assessed
$1,915,890
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,624,818
Assessed improvement
$291,072
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
1937
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,530 SF
Lot
0.19 ac (8,406 SF)
Zoning code
LAC2
APN
2429-009-002
UPID
US09-9489350
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.
Building & site characteristics
From public records
Year built
1937
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.19 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
11 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
Apr 29, 2008
$9,600,000
Quintessence Worldwide INC
Pip II LLC
Grant Deed
$5,760,000 · Wilshire State Bank
Oct 11, 2006
—
Pip II LLC
—
Trustees Deed
related
$1,480,000 · Pacific Western Bank
Nov 23, 2005
—
Pip II LLC
Bmv Investment Properties LLC
Grant Deed
$3,393,000 · First Regional Bank
Aug 22, 2005
—
Grimes Phyllis B Trust
Borgia,giuseppe
Quit Claim Deed
related
—
Aug 5, 2005
—
Grimes Phyllis B Trust
Borgia M Trust Agreement
Quit Claim Deed
—
Nov 30, 1998
—
Beranek,genevieve A Tr Et Al
—
Deed Of Trust
related
—
Feb 13, 1990
—
Borgia Joseph
Borgia Mary
Quit Claim Deed
related
—
—
—
Pip II LLC
—
Deed Of Trust
related
$2,720,000 · Pacific Western Bank
—
—
Quintessence Worldwide INC
—
Deed Of Trust
related
$4,580,000 · Hanmi 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.
Try Rey
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