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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Retail space
3279 Eagle Rock Blvd Los Angeles, CA 90065-2136
Individually Owned
8-yr Hold
Free & Clear
Property ID
US09-7863205
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Construction
TILT-UP CONCRETE
Total area
4,272 SF
Lot
0.24 ac (10,545 SF)
Zoning code
LAR3
APN
5457-019-031
UPID
US09-7863205
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
-
Michelle's Beauty Salon Hair Salon Nail Salon
-
Elite Tree Care Inc., DBA TONY MACIAS Landscaping General Contractor
-
My Place Fitness Studio Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.53M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.32M
Owner & transaction history
Jose A Macias · 8 yrs held
Jose A Macias
since 2017
7 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+22.2%
Medical building
$1.9M
+11.0%
Neighborhood: shopping center
$1.8M
+3.2%
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%
$1,650,000
6.5%
$1,525,000
7%
$1,415,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,755,000
Current use
OFFICE BUILDING
$2,145,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$1,945,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,810,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±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
$308 / 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
$17,578
Tax year 2024
Assessed value
$1,388,817
Assessed 2024
Previous assessed
$1,388,817
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$585,646
Assessed improvement
$803,171
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
4,272 SF
Lot
0.24 ac (10,545 SF)
Zoning code
LAR3
APN
5457-019-031
UPID
US09-7863205
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Los Angeles, CA
Zoning LAR3 · permitted uses
LAR3 · 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
RETAIL STORES Current
Est. value
$1.8M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Jose A Macias
Individual
Free & Clear · 8 yrs held
Mailing address
3279 EAGLE ROCK BLVD, LOS ANGELES, CA 90065-2136
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Dec 5, 2017
—
Jose A Macias
Macias,juan C
Quit Claim Deed
related
—
Aug 12, 2014
—
Juan C Macias
Olive Branch Trust
Quit Claim Deed
related
—
Aug 4, 2004
—
Branch Olive Trust
Macias,jose A
Grant Deed
related
—
Apr 14, 2000
—
Jose A Macias
Macias,v
Quit Claim Deed
related
—
Apr 14, 2000
$140,000
Marcias,jose A
Toirabyan,armen
Trustees Deed
$126,000 · Hanmi Bank
Nov 28, 1989
—
American Contracting Services
—
Deed Of Trust
related
—
Feb 23, 1989
—
Amer
—
Deed Of Trust
related
—
—
—
American Contracting Svcs INC
—
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.
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