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Property profile & analytics
OFF-MARKET
Estimated value
$8,735,000
Office buildings
401 Main St Los Angeles, CA 90013-1310
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0102331
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1904
Construction
STEEL FRAME
Total area
16,446 SF
Lot
0.15 ac (6,596 SF)
Zoning code
LAC4
APN
5149-022-014
UPID
US10-0102331
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
-
Plaza Olvera Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.45M
CAP Approach
CAP
$6.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.74M
Owner & transaction history
Main Street Trading Group LLC · 6 yrs held
Main Street Trading Group LLC
since 2020
Last sale
$8.2M
6 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.5M
+63.9%
Auto repair, garage
$8.9M
+8.3%
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
$10,420,000
ML approach
$10,445,000
CAP Approach
CAP Return
Estimation
6%
$6,940,000
6.5%
$6,405,000
7%
$5,950,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,255,000
Current use
RESTAURANT
$13,525,000
Change: +64% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,940,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$7,490,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,965,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$6,750,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$8.74M
Range $7.86M – $9.61M · ±10% · vs last sale $8.20M (Mar 3 2020)
Last sale anchor
$8.20M
Mar 3 2020
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
$531 / 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
$84,261
Tax year 2024
Assessed value
$6,000,000
Assessed 2024
Previous assessed
$6,000,000
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,700,000
Assessed improvement
$4,300,000
Applied tax rate
13.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1904
Construction
STEEL FRAME
Heating
NONE
Cooling
OTHER
Total area
16,446 SF
Lot
0.15 ac (6,596 SF)
Zoning code
LAC4
APN
5149-022-014
UPID
US10-0102331
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · 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
OFFICE BUILDING Current
Est. value
$8.3M
RESTAURANT
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$7.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.0M
RETAIL STORES
Est. value
$6.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1904
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Lot
0.15 ac
Current owner
From public records · entity-resolved
Main Street Trading Group LLC
Entity
Mailing address
10125 VLY SPG LN, TOLUCA LAKE, CA 91602-2929
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Dec 15, 2020
—
Main Street Trading Group LLC
—
Deed
related
$1,875,000 · Woodforest National Bank
Mar 20, 2020
—
Main Street Trading Group LLC
—
Deed
related
$6,800,000 · Woodforest National Bank
Mar 3, 2020
$8,200,000
Main Street Trading Group LLC
401 Tartine LLC
Grant Deed
—
Nov 18, 2016
$3,750,000
401 Tartine LLC
401 S Main Street LLC
Grant Deed
$4,000,000 · East West Bank
May 18, 2011
—
401 S Main Street LLC
Old Financial District LP
Grant Deed
—
—
—
Main Street Trading Group LLC
—
Loan Modification
related
$6,800,000 · Woodforest Nat'l Bk
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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