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Property profile & analytics
OFF-MARKET
Estimated value
$5,945,000
Hospitals
4035 Grand Vw Blvd, Los Angeles, CA 90066-5211
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US10-0325395
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Construction
WOOD
Total area
21,530 SF
Lot
0.89 ac (38,959 SF)
Zoning code
CCC3YY
APN
4232-008-012
UPID
US10-0325395
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
-
Culver West Health Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.95M
Owner & transaction history
Culver West Properties LLC · 11 yrs held
Culver West Properties LLC
since 2014
7 recorded transactions
Zoning & alternative use
CCC3YY · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$6,655,000
6.5%
$6,145,000
7%
$5,705,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$9,810,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,120,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$8,840,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$5.95M
Range $5.35M – $6.54M · ±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
$276 / 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
$112,216
Tax year 2024
Assessed value
$9,025,654
Assessed 2024
Previous assessed
$9,025,654
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$7,069,705
Assessed improvement
$1,955,949
Applied tax rate
12.0000
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Construction
WOOD
Heating
NONE
Stories
1
Total area
21,530 SF
Lot
0.89 ac (38,959 SF)
Zoning code
CCC3YY
APN
4232-008-012
UPID
US10-0325395
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3YY · Los Angeles, CA
Zoning CCC3YY · permitted uses
CCC3YY · 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
MEDICAL BUILDING Current
Est. value
$9.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.1M
RETAIL STORES
Est. value
$8.8M
MEDICAL BUILDING Current
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
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Culver West Properties LLC
Entity
Mailing address
4035 W GRAND VW BLVD STE #115, LOS ANGELES, CA 90066-5211
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2017
—
Culver West Properties LLC
—
Deed
related
$9,200,000 · Cambridge Rlty Cap Ltd/il
Jul 1, 2014
—
Culver West Properties LLC
Grandview Properties LLC
Grant Deed
$17,000,000 · Bank Leumi USA
Feb 29, 1996
$2,754,545
Grandview Properties LLC
Culver West Convalescent Hosp
Grant Deed
$2,000,000 · California United Bank
Jun 27, 1995
—
W Convalescent Hos Culver
Grandview Dev,
Quit Claim Deed
related
—
Aug 12, 1971
—
—
—
Grant Deed
related
—
—
—
Grandview Properties
—
Deed Of Trust
related
$350,000 · California United Bank
—
—
Grandview Properties LLC
—
Deed Of Trust
related
$400,000 · First Private Bank & Trust
—
—
Grandview Properties LLC
—
Deed Of Trust
related
$250,000 · First Private Bank & Trust
—
—
Grandview Properties LLC
—
Deed Of Trust
related
$2,250,000 · First Private Bank & Trust
—
—
Grandview Properties LLC
—
Deed Of Trust
related
$2,479,750 · First Federal Bank Ca
—
—
Culver West Properties LLC
—
Deed Of Trust
related
$9,200,000 · Cambridge Rlty Cap Ltd/il
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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