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Property profile & analytics
OFF-MARKET
Estimated value
$33,975,000
Investment properties
3760 Figueroa St, Los Angeles, CA 90007-4329
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6347274
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Construction
WOOD
Total area
150,790 SF
Lot
0.74 ac (32,232 SF)
Zoning code
LAC2
APN
5037-029-001
UPID
US09-6347274
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
$46.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$33.98M
Owner & transaction history
Gg La Figueroa LLC · 10 yrs held
Gg La Figueroa LLC
since 2016
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$46.4M
+2.7%
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%
$50,890,000
6.5%
$46,975,000
7%
$43,620,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$45,170,000
Current use
APARTMENT HOUSE (5+ UNITS)
$46,395,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$33.98M
Range $30.58M – $37.37M · ±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
$225 / 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
$640,765
Tax year 2024
Assessed value
$50,870,100
Assessed 2024
Previous assessed
$50,870,100
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$16,399,078
Assessed improvement
$34,471,022
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
2006
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
5
Units
120
Bathrooms
99
Total area
150,790 SF
Lot
0.74 ac (32,232 SF)
Zoning code
LAC2
APN
5037-029-001
UPID
US09-6347274
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
$45.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$46.4M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
2006
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
5
Units
120
Bathrooms
99
Lot
0.74 ac
Current owner
From public records · entity-resolved
Gg La Figueroa LLC
Entity
Mailing address
11661 SAN VICENTE BLVD5THFL, LOS ANGELES, CA 90049-5103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2019
—
Gg La Figueroa LLC
—
Deed
related
$10,000,000 · Miscellaneous Ins Co
Aug 17, 2016
—
Gg La Figueroa LLC
—
Deed
related
$35,000,000 · Miscellaneous Ins Co
Jun 28, 2016
$87,250,000
Gg La Figueroa LLC
3760 Figueroa LLC
Grant Deed
—
Feb 7, 2011
$20,000,000
3760 Figueroa LLC
Wh Tuscany Investors LP
Grant Deed
—
Feb 4, 2009
—
Wh Tuscany Investors LP
Good Times At Tuscany LLC
Grant Deed
—
Aug 3, 2006
—
Good Times At Tuscany LLC
Jpgr Housing LLC
Grant Deed
$50,000,000 · German American Capital Corp
Aug 19, 2004
—
Jpgr Housing LLC
—
Deed Of Trust
related
$34,900,000 · Fremont Investment & Loan
Jun 7, 2004
$4,500,000
Jpgr Housing LLC
Cast Real Estate Holdings LP
Grant Deed
related
$3,150,000 · Vineyard Bank
May 19, 2000
$1,140,363
Cast Real Estate Holding LP
Sncn Trust
Grant Deed
—
Apr 7, 2000
$224,000
Sncn Trust
Denmarst Ltd
Trustees Deed
—
Apr 7, 2000
$896,000
Cast Real Estate Holdings LP
Denmarst Ltd
Trustees Deed
related
—
—
—
Gg La Figueroa LLC
—
Loan Modification
related
$10,000,000 · Miscellaneous Ins Co
—
—
Gg La Figueroa LLC
—
Deed Of Trust
related
$35,000,000 · Miscellaneous Ins Co
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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