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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Retail space
3964 Eagle Rock Blvd Los Angeles, CA 90065-3606
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7381604
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Construction
WOOD
Total area
3,063 SF
Lot
0.29 ac (12,464 SF)
Zoning code
LAC2
APN
5460-002-036
UPID
US09-7381604
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
-
Manila Forwarder Balikbayan Box Shipping to Philippines Courier Service Postal Service
-
Ria - BDO Money Transfer Los Angeles Bank Credit Union
-
MoneyGram Bank Credit Union
-
Eagle Rock FedEx Agent Shipping Company Freight Service
-
Web Image International Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$1.87M
Owner & transaction history
Cool Ifloss LLC · 3 yrs held
Cool Ifloss LLC
since 2022
Last sale
$2.2M
6 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+32.4%
Office building
$1.5M
+22.2%
Medical building
$1.4M
+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
$1,780,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,260,000
Current use
AUTO REPAIR, GARAGE
$1,665,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,535,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$1,395,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,295,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±10% · vs last sale $2.24M (Sep 21 2022)
Last sale anchor
$2.24M
Sep 21 2022
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
$609 / 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
$28,408
Tax year 2024
Assessed value
$2,284,800
Assessed 2024
Previous assessed
$2,284,800
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,522,860
Assessed improvement
$761,940
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
1963
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,063 SF
Lot
0.29 ac (12,464 SF)
Zoning code
LAC2
APN
5460-002-036
UPID
US09-7381604
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
RETAIL STORES Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
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
1963
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Cool Ifloss LLC
Entity
Mailing address
PO BOX 660008, ARCADIA, CA 91066-0008
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2022
$2,240,000
Cool Ifloss LLC
Frank Farah
Grant Deed
$1,680,000 · Bank Of The West
May 27, 1998
$320,000
Frank Farah
International City Bank
Grant Deed
$256,000 · Bank Of Commerce
Mar 27, 1998
$248,310
International City Bank
Min,byung K & Jae H
Trustees Deed
related
—
Mar 15, 1989
$300,000
Min Byung K&jae
Erbs
Trustees Deed
$250,000 · Mechanics National Bank
Mar 15, 1989
—
Lenore Latow
Lee
Quit Claim Deed
related
—
—
—
Byung K Min
—
Deed Of Trust
related
$50,000 · Los Angeles Thrift & Loan
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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