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Property profile & analytics
OFF-MARKET
Estimated value
$17,000,000
Investment properties
330 Belmont Ave Los Angeles, CA 90026-5030
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0083414
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2016
Construction
WOOD
Total area
63,351 SF
Lot
0.63 ac (27,629 SF)
Zoning code
LAR4
APN
5159-003-011
UPID
US10-0083414
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
by Request
CAP Approach
CAP
$19.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.00M
Owner & transaction history
Bond 330 Union LLC · 11 yrs held
Bond 330 Union LLC
since 2014
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,380,000
6.5%
$19,735,000
7%
$18,325,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$27,045,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$26,830,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$26,010,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$17.00M
Range $15.30M – $18.70M · ±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
$268 / 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
$292,710
Tax year 2024
Assessed value
$23,823,009
Assessed 2024
Previous assessed
$23,823,009
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,655,765
Assessed improvement
$18,167,244
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
2016
Construction
WOOD
Heating
NONE
Cooling
OTHER
Units
70
Bathrooms
90
Total area
63,351 SF
Lot
0.63 ac (27,629 SF)
Zoning code
LAR4
APN
5159-003-011
UPID
US10-0083414
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$27.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.8M
RETAIL STORES
Est. value
$26.0M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2016
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
70
Bathrooms
90
Lot
0.63 ac
Current owner
From public records · entity-resolved
Bond 330 Union LLC
Entity
Mailing address
11601 WILSHIRE BLVD STE #2060, LOS ANGELES, CA 90025-6776
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2014
$4,800,000
Bond 330 Union LLC
Union Recovery LLC
Grant Deed
related
$16,000,000 · Privatebank & Tr
Feb 22, 2013
$2,300,000
Union Recovery LLC
Pasternak,david J
Grant Deed
$1,400,000 · Eagle Group Finance LP
Jun 17, 2009
$2,000,000
Advanced Dev & Investment INC
Union Bell Partners LLC
Grant Deed
—
Dec 12, 2008
$5,192,697
Union Bell Partners LLC
Trustee Corps
Trustees Deed
—
Jul 5, 2006
—
1700 Temple LLC
—
Trustees Deed
related
$13,740,000 · Keybank USA
Jun 14, 2004
$2,200,000
1700 Temple LLC
Genovese Family LP
Grant Deed
$1,950,000 · Genovese Family LP
Jun 14, 2004
—
Genovese Family LP
Genovese,tr
Quit Claim Deed
related
—
Jun 10, 2004
$2,200,000
1700 Temple LLC
Genovese,tr
Grant Deed
$1,950,000 · Genovese Trust
Jun 10, 2004
—
Genovese Family LP
Genovese,tr
Quit Claim Deed
related
—
Oct 26, 2000
$291,000
Genovese Trust
American Joint Ownership Inter
Grant Deed
—
May 6, 1991
$2,500
Genovese Trust
Varna II Inv
Quit Claim Deed
related
—
—
—
Bond 330 Union LLC
—
Loan Modification
related
$10,867,493 · Privatebank & Tr
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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