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Property profile & analytics
OFF-MARKET
Estimated value
$2,240,000
Grocery and convenience stores
4115 City Ter Dr Los Angeles, CA 90063
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8607187
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1938
Construction
WOOD
Total area
6,750 SF
Lot
0.16 ac (6,944 SF)
Zoning code
LCC3*
APN
5226-009-025
UPID
US09-8607187
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.08M
CAP Approach
CAP
$2.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.24M
Owner & transaction history
319 N Tustin LLC · 3 yrs held
319 N Tustin LLC
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
LCC3* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+32.4%
Office building
$3.4M
+22.2%
Medical building
$3.1M
+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
$1,930,000
ML approach
$2,080,000
CAP Approach
CAP Return
Estimation
6%
$2,610,000
6.5%
$2,410,000
7%
$2,240,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,770,000
Current use
AUTO REPAIR, GARAGE
$3,670,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$3,390,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$3,075,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,860,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.24M
Range $2.02M – $2.46M · ±10% · vs last sale $2.39M (Dec 15 2022)
Last sale anchor
$2.39M
Dec 15 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
$332 / 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
$32,953
Tax year 2024
Assessed value
$2,435,250
Assessed 2024
Previous assessed
$2,435,250
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,101,600
Assessed improvement
$1,333,650
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1938
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,750 SF
Lot
0.16 ac (6,944 SF)
Zoning code
LCC3*
APN
5226-009-025
UPID
US09-8607187
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Los Angeles, CA
Zoning LCC3* · permitted uses
LCC3* · 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
$2.8M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
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
1938
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
319 N Tustin LLC
Entity
Mailing address
1474 VIS DEL VALLE WAY, LA HABRA HEIGHTS, CA 90631-8718
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$2,387,500
319 N Tustin LLC
44121 City Terrace Drive LLC
Grant Deed
$813,191 · Umpqua Bank
Apr 14, 2020
—
4121 City Terrace Drive LLC
—
Deed
related
$470,000 · Open Bank
May 5, 2006
—
4121 City Terrace Drive LLC
Kim Yong & Kuk C Fam Trust
Grant Deed
—
Feb 11, 2005
—
Kim Yong & Kuk C Trust
Kim,yong C
Quit Claim Deed
related
—
Aug 2, 1989
$335,000
Southland Exchan
Yun
Trustees Deed
$225,000 · Foothill Thrift & Loan
—
—
4121 City Terrace Drive LLC
—
Deed Of Trust
related
$506,000 · Nara Bank
—
—
Kim
—
Deed Of Trust
related
$45,165 · Best Finance Co
—
—
Yong C Kim
—
Deed Of Trust
related
$724,000 · Nara Bank
—
—
Yong C Kim
—
Deed Of Trust
related
$170,000 · Nara Bank
—
—
Yong C Kim
—
Deed Of Trust
related
$217,000 · Nara Bank
—
—
Yong C Kim
—
Deed Of Trust
related
$250,000 · Seehan Bk
—
—
4121 City Terrace Drive LLC
—
Deed Of Trust
related
$300,000 · Nara Bank
—
—
Tai Joong Yun
—
Deed Of Trust
related
$180,000 · Wilshire State Bank
—
—
4121 City Terrace Drive LLC
—
Deed Of Trust
related
$1,300,000 · Pacific City Bank
—
—
4121 City Terrace Drive LLC
—
Deed Of Trust
related
$500,000 · Nara Bank
—
—
Yong C Kim
—
Deed Of Trust
related
$50,000 · Community Dev Commission
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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