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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail space
3929 Fountain Ave Los Angeles, CA 90029-2217
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-6799227
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1929
Construction
TILT-UP CONCRETE
Total area
1,498 SF
Lot
0.06 ac (2,804 SF)
Zoning code
LAR1
APN
5430-027-012
UPID
US09-6799227
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 Hazel Brown Store Clothing Store
-
Gil Rodriguez Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$535k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
Rooben Mirzaians · 14 yrs held
Rooben Mirzaians
since 2011
7 recorded transactions
Zoning & alternative use
LAR1 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$815,000
+32.4%
Office building
$750,000
+22.2%
Medical building
$680,000
+11.0%
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%
$580,000
6.5%
$535,000
7%
$495,000
Alternative Use
Use
Estimation
RETAIL STORES
$615,000
Current use
AUTO REPAIR, GARAGE
$815,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$750,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$680,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$347 / 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
$9,597
Tax year 2024
Assessed value
$779,405
Assessed 2024
Previous assessed
$779,405
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$675,941
Assessed improvement
$103,464
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1929
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
1,498 SF
Lot
0.06 ac (2,804 SF)
Zoning code
LAR1
APN
5430-027-012
UPID
US09-6799227
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Los Angeles, CA
Zoning LAR1 · permitted uses
LAR1 · 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
RETAIL STORES Current
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$815,000
OFFICE BUILDING
Est. value
$750,000
MEDICAL BUILDING
Est. value
$680,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1929
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Rooben Mirzaians
Individual
Mailing address
3929 FOUNTAIN AVE, LOS ANGELES, CA 90029-2217
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2011
—
Rooben Mirzaians
Meeker,mary G
Grant Deed
related
$335,500 · Marshall's Trust
Sep 26, 2006
—
Rooben Mirzian
Meeker,mary G
Grant Deed
—
Sep 8, 2004
—
Mary Gligorov
Bitolsko Celo
Grant Deed
related
—
Feb 22, 1994
—
Martin,jose R And Nora
—
Trustees Deed
related
—
—
—
Mary Gligorov
—
Deed Of Trust
related
$250,000 · William Gumbiner
—
—
Jose R Martin
—
Deed Of Trust
related
$40,000 · Gluskoter Trust
—
—
Jose R Martin
—
Deed Of Trust
related
$30,000 · Levine 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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