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Property profile & analytics
OFF-MARKET
Estimated value
$27,300,000
Assisted living facilities
3340 Shelby Dr, Los Angeles, CA 90034-2725
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0274232
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Construction
WOOD
Total area
38,184 SF
Lot
0.65 ac (28,518 SF)
Zoning code
LAR3
APN
4311-004-037
UPID
US10-0274232
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
$27.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.30M
Owner & transaction history
Weingart Hk Shelby LLC · 2 yrs held
Weingart Hk Shelby LLC
since 2024
Last sale
$27.3M
7 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$31.4M
+199.5%
Auto repair, garage
$20.8M
+97.9%
Office building
$19.2M
+82.8%
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
$27,300,000
ML approach
$27,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$31,410,000
Change: +200% · Conversion: Difficult
AUTO REPAIR, GARAGE
$20,755,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$19,165,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$17,395,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,060,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$27.30M
Range $24.57M – $30.03M · ±10% · vs last sale $27.30M (Apr 12 2024)
Last sale anchor
$27.30M
Apr 12 2024
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
$715 / 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
$138,671
Tax year 2024
Assessed value
$11,200,000
Assessed 2024
Previous assessed
$11,200,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,200,000
Assessed improvement
$8,000,000
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
1968
Construction
WOOD
Heating
NONE
Stories
1
Units
86
Bathrooms
86
Total area
38,184 SF
Lot
0.65 ac (28,518 SF)
Zoning code
LAR3
APN
4311-004-037
UPID
US10-0274232
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
RESTAURANT
Est. value
$31.4M
AUTO REPAIR, GARAGE
Est. value
$20.8M
OFFICE BUILDING
Est. value
$19.2M
MEDICAL BUILDING
Est. value
$17.4M
COMMERCIAL (GENERAL)
Est. value
$17.1M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1968
Construction
WOOD
Heating
NONE
Stories
1
Units
86
Bathrooms
86
Lot
0.65 ac
Current owner
From public records · entity-resolved
Weingart Hk Shelby LLC
Entity
Mailing address
566 S SAN PEDRO ST, LOS ANGELES, CA 90013-2102
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2024
$27,300,000
Weingart Hk Shelby LLC
Palms Affordable Housing LP
Grant Deed
$20,471,800 · City Of Los Angeles
Dec 26, 2023
$11,200,000
Palms Affordable Housing LP
Los Angeles Ca Senior Holdings LLC
Grant Deed
—
Mar 3, 2022
—
Los Angeles Ca Senior Property LLC
—
Deed
related
$156,250 · Capital One Bank NA
Aug 14, 2019
—
Los Angeles Ca Senior Prop LLC
—
Deed
related
$84,000 · Bbva USA
Jul 5, 2019
—
Los Angeles Ca Senior Prop LLC
—
Grant Deed
related
$84,000,000 · Bbva USA
Apr 23, 2015
$12,050,000
Los Angeles Ca Senior Property LLC
Ip Cheviot Hills Health Holdings Ll
Grant Deed
$84,000,000 · Compass Bank
Jan 25, 2012
$6,650,000
Cheviot Hills Health Holdin Ip
Hallmark At Cheviot Hills LLC
Grant Deed
—
Feb 4, 2005
$3,500,000
Hallmark At Cheviot Hills LLC
Wilshire Retirement Center Shelby I
Grant Deed
$3,500,000 · Pacific Western National Bank
Aug 4, 2000
—
Wilshire Retirement Ctr S
Wilshire Foundation,
Quit Claim Deed
related
—
Apr 30, 1993
$3,240,000
Wilshire Foundation INC
Reissman & Reiss
Grant Deed
$1,350,000 · First Professional Bank
—
—
Los Angeles Ca Senior Prop LLC
—
Loan Modification
related
$84,000 · Bbva USA
—
—
Wilshire Foundation INC
—
Deed Of Trust
related
$2,500,000 · First Professional Bank
—
—
Cheviot Hills Senior Livin Ipm
—
Deed Of Trust
related
$21,000,000 · Midcap Financial LLC
—
—
Wilshire Retirement Center She
—
Deed Of Trust
related
$2,585,000 · Hawthorne Savings Bank Fsb
—
—
Hallmark At Cheviot Hills LLC
—
Deed Of Trust
related
$500,000 · Pacific Western Bank
—
—
Hallmark At Cheviot Hills LLC
—
Deed Of Trust
related
$500,000 · Pacific Western National 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.
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