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Property profile & analytics
OFF-MARKET
Estimated value
$9,370,000
Assisted living facilities
3951 Ee Blvd, Los Angeles, CA 90066-4605
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6531712
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1911
Construction
TILT-UP CONCRETE
Total area
16,318 SF
Lot
0.66 ac (28,732 SF)
Zoning code
LAR1
APN
4214-019-010
UPID
US09-6531712
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
-
Meadowbrook Manor Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.23M
Blend (final)
Blend
$9.37M
Owner & transaction history
Ctr Partnership LP
Ctr Partnership LP
since 2026
Last sale
$10.1M
7 recorded transactions
Zoning & alternative use
LAR1 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.4M
+199.5%
Auto repair, garage
$8.9M
+97.9%
Office building
$8.2M
+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
$9,240,000
ML approach
$8,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$13,420,000
Change: +200% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,870,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$8,190,000
Change: +83% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,780,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$7,435,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,910,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$6,700,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$9.37M
Range $8.43M – $10.31M · ±10% · vs last sale $10.10M (Feb 8 2021)
Last sale anchor
$10.10M
Feb 8 2021
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
$574 / 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
$148,338
Tax year 2024
Assessed value
$12,182,667
Assessed 2024
Previous assessed
$12,182,667
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$7,778,654
Assessed improvement
$4,404,013
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
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
16,318 SF
Lot
0.66 ac (28,732 SF)
Zoning code
LAR1
APN
4214-019-010
UPID
US09-6531712
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
RESTAURANT
Est. value
$13.4M
AUTO REPAIR, GARAGE
Est. value
$8.9M
OFFICE BUILDING
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
RETAIL STORES
Est. value
$6.7M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.66 ac
Current owner
From public records · entity-resolved
Ctr Partnership LP
Entity
Mailing address
9526 W PICO BLVD, LOS ANGELES, CA 90035-1202
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2026
$10,395,000
Ctr Partnership LP
3951 East Blvd LLC
Grant Deed
—
Feb 4, 2025
—
3951 East Blvd LLC
—
Deed
related
$12,000,000 · Oxford Finance LLC
Jun 30, 2021
—
3951 East Blvd LLC
—
Deed
related
$6,000,000 · Oxford Finance LLC
Feb 8, 2021
$10,098,500
3951 East Blvd LLC
Ohi Asset Ca LLC
Special Warranty Deed
$66,400,000 · Oxford Finance LLC
Feb 8, 2021
—
3951 East Blvd LLC
—
Deed
related
$66,400,000 · Oxford Finance LLC
Jul 1, 2003
—
Ohi Asset Ca LLC
Delta Investors I LLC
Grant Deed
related
$125,000,000 · Ge Capital Corp Trustee
Aug 24, 2000
—
Delta Investors
—
Deed Of Trust
related
$75,000,000 · Provident Savings Bank
Oct 9, 1997
—
Investors I Delta
Regency Health Services,
Grant Deed
related
—
Feb 8, 1988
$536,000
Health S Regency
Sunse
Grant Deed
—
—
—
Health S Regency
—
Deed Of Trust
related
$1,109,284 · Inco Securities
—
—
Ohi Asset Ca LLC
—
Deed Of Trust
related
—
—
—
Ohi Asset Ca LLC
—
Deed Of Trust
related
—
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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