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Property profile & analytics
OFF-MARKET
Estimated value
$51,530,000
High-rise multifamily apartments
3460 7th St Los Angeles, CA 90005-2363
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6532608
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1965
Construction
CONCRETE
Total area
179,989 SF
Lot
0.9 ac (39,269 SF)
Zoning code
LAR4
APN
5093-025-028
UPID
US09-6532608
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
-
The View Apartments Real Estate Agency
-
Sanctuary Fitness - Koreatown Gym & Fitness Center
-
Adriel Hampton Consultant
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
AK DBM INC Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$50.44M
Blend (final)
Blend
$51.53M
Owner & transaction history
7th Street Apartments Owner LLC
7th Street Apartments Owner LLC
since 2025
Last sale
$52.1M
7 recorded transactions
Zoning & alternative use
LAR4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$82.0M
+119.1%
Neighborhood: shopping center
$76.2M
+103.7%
Retail stores
$73.9M
+97.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$37,420,000
Current use
MEDICAL BUILDING
$81,995,000
Change: +119% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$76,225,000
Change: +104% · Conversion: Difficult
RETAIL STORES
$73,900,000
Change: +97% · Conversion: Difficult
COMMERCIAL (GENERAL)
$53,915,000
Change: +44% · Conversion: Moderate
Blend value · Realmo final
$51.53M
Range $46.38M – $56.68M · ±10% · vs last sale $52.08M (Jul 29 2025)
Last sale anchor
$52.08M
Jul 29 2025
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
$286 / 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
$980,709
Tax year 2024
Assessed value
$80,376,004
Assessed 2024
Previous assessed
$80,376,004
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$19,475,648
Assessed improvement
$60,900,356
Applied tax rate
6.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Units
168
Total area
179,989 SF
Lot
0.9 ac (39,269 SF)
Zoning code
LAR4
APN
5093-025-028
UPID
US09-6532608
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$37.4M
MEDICAL BUILDING
Est. value
$82.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$76.2M
RETAIL STORES
Est. value
$73.9M
COMMERCIAL (GENERAL)
Est. value
$53.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1965
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Units
168
Lot
0.9 ac
Current owner
From public records · entity-resolved
7th Street Apartments Owner LLC
Entity
Mailing address
13949 VENTURA BLVD STE #350, SHERMAN OAKS, CA 91423-3359
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2025
$52,075,000
7th Street Apartments Owner LLC
The View Pacific Owner LLC
Grant Deed
$36,452,000 · Jll Real Estate Capital LLC
Nov 21, 2023
—
The View Pacific Owner LLC
—
Deed
related
$47,500,000 · Cim Re Lending Sub LLC
Dec 26, 2018
$73,300,000
View Pacific Owner LLC
3460 West 7th Street Ca LLC
Grant Deed
$46,600,000 · Predf II Levered LLC
Jul 29, 2013
$63,000,000
3460 West 7th Street LLC
View Wilshire LLC
Grant Deed
—
May 31, 2011
$7,360,000
View Wilshire LLC
Federal Street La LLC
Grant Deed
$11,000,000 · California Bank & Trust
May 31, 2011
$12,540,000
Tivoli Square Apartments LP
Federal Street La LLC
Grant Deed
—
Jul 2, 2008
$31,250,000
Federal Street La LLC
Wilshire Tower Apartments LLC
Grant Deed
$26,880,000 · Broadway Bank
Oct 26, 2006
—
Federal Street La LLC
Wilshire Tower Apartments LLC
Grant Deed
—
Oct 1, 1996
—
Wilshire Tower Apts
Wilshire Realty,
Quit Claim Deed
related
—
Jan 18, 1996
$6,200,000
Citicorp USA Corp
Kim,young T & Helen
Trustees Deed
—
Dec 11, 1992
—
Wilshire Towers Apartments INC Y
—
Deed Of Trust
related
—
Nov 23, 1988
$2,500,000
Young T Kim
Choe Sun K
Trustees Deed
—
Nov 23, 1988
$12,600,000
Sun K Choe
Wilshire Towers
Trustees Deed
related
$8,950,000 · Wilshire Tower A
—
—
Wilshire Tower Apartments LLC
—
Deed Of Trust
related
$5,350,000 · Citicorp USA Corp
—
—
Federal Street La LLC
—
Deed Of Trust
related
$1,800,000 · Milan Properties LLC
—
—
Wilshire Towers Apartments INC
—
Deed Of Trust
related
$550,000 · Individual
—
—
Wilshire Towers Apartments INC
—
Deed Of Trust
related
$450,000 · Individual
—
—
Wilshire Towers Apartments INC
—
Deed Of Trust
related
$550,000 · Individual
—
—
Tivoli Square Apartments LP
—
Deed Of Trust
related
$29,070,000 · California Bank & Trust
—
—
Towers Wilshire
—
Deed Of Trust
related
$30,000,000 · Bank Of America
—
—
Wilshire Towers Apartments INC
—
Deed Of Trust
related
$600,000 · Individual
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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