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Property profile & analytics
FOR SALE
Office buildings
3401 N Eagle Rock Blvd Los Angeles, CA 90065
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7856290
For Sale
1 / 19
$1,650,000
3401 N Eagle Rock Blvd, Los Angeles, CA 90065
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
TILT-UP CONCRETE
Total area
2,703 SF
Lot
0.08 ac (3,382 SF)
Zoning code
LAR3
APN
5457-025-022
UPID
US09-7856290
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
$985k
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$700k
Blend (final)
Blend
$970k
Owner & transaction history
Glassell Garden LLC · 6 yrs held
Glassell Garden LLC
since 2020
Last sale
$857,000
5 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+8.3%
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
$1,090,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
$1,140,000
6.5%
$1,055,000
7%
$980,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,355,000
Current use
AUTO REPAIR, GARAGE
$1,470,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$1,230,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,145,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$1,110,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $857k (Feb 3 2020)
Last sale anchor
$857k
Feb 3 2020
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
$359 / 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
$11,917
Tax year 2024
Assessed value
$955,994
Assessed 2024
Previous assessed
$955,994
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$529,869
Assessed improvement
$426,125
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,703 SF
Lot
0.08 ac (3,382 SF)
Zoning code
LAR3
APN
5457-025-022
UPID
US09-7856290
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
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Glassell Garden LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1280 S EUCLID AVE, PASADENA, CA 91106-4218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2020
—
Glassell Garden LLC
Tracy Do
Quit Claim Deed
—
Dec 18, 2017
$857,000
Tracy Do
Tang,steve Y
Grant Deed
—
Jun 3, 2008
$550,000
Steve Y Tang
Jacobson,william
Grant Deed
$385,000 · Cathay Bank
Dec 27, 1990
$75,909
William Jacobson
Gurian Manning
Grant Deed
related
—
—
—
William Jacobsen
—
Deed Of Trust
related
$75,000 · Milleman Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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