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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Assisted living facilities
4061 Grand Vw Blvd, Los Angeles, CA 90066-7260
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9162565
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
WOOD
Total area
61,383 SF
Lot
1.4 ac (60,942 SF)
Zoning code
CCC3
APN
4232-008-026
UPID
US09-9162565
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
-
Ivy Park at Culver City Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.56M
Owner & transaction history
Epc Grandview LLC · 9 yrs held
Epc Grandview LLC
since 2016
6 recorded transactions
Zoning & alternative use
CCC3 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$42 / 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
$339,871
Tax year 2024
Assessed value
$28,013,356
Assessed 2024
Previous assessed
$28,013,356
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$9,358,644
Assessed improvement
$18,654,712
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Stories
3
Units
70
Total area
61,383 SF
Lot
1.4 ac (60,942 SF)
Zoning code
CCC3
APN
4232-008-026
UPID
US09-9162565
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3 · Los Angeles, CA
Zoning CCC3 · permitted uses
CCC3 · 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.
Building & site characteristics
From public records
Year built
2006
Construction
WOOD
Heating
NONE
Stories
3
Units
70
Lot
1.4 ac
Current owner
From public records · entity-resolved
Epc Grandview LLC
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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 20, 2016
$22,397,000
Epc Grandview LLC
Vintage Grandview LLC
Quit Claim Deed
related
—
Mar 18, 2015
—
Roy S Matsuoka
Matsuoka Roy S Trust
Quit Claim Deed
related
—
Sep 26, 2007
—
Roy S Matsuoka
Matsuoka K F & Y Living Trust
Quit Claim Deed
related
—
Nov 9, 2004
—
Grandview Palms LLC
—
Trustees Deed
related
$8,400,000 · Pacific Western National Bank
—
—
Vintage Grandview LLC
—
Deed Of Trust
—
—
—
Grandview Palms LLC
—
Deed Of Trust
related
$9,200,000 · First Private Bank & 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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