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Property profile & analytics
OFF-MARKET
Estimated value
$2,610,000
Community centers
415 Larchmont Blvd Los Angeles, CA 90004-3013
Trust Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0472939
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1979
Construction
TILT-UP CONCRETE
Total area
10,072 SF
Lot
0.29 ac (12,500 SF)
Zoning code
LAC2
APN
5523-020-040
UPID
US10-0472939
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
-
Body By Ester Gym & Fitness Center
-
MUSA MARTIAL ARTS ACADEMY Training Center Sports School
-
Lodestone Academy Training Center Tutoring Service
-
Larchmont Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.61M
Owner & transaction history
Chang Living Trust · 13 yrs held
Chang Living Trust
since 2013
7 recorded transactions
Zoning & alternative use
LAC2 · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,265,000
Current use
RETAIL STORES
$4,135,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$2.61M
Range $2.35M – $2.87M · ±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
$259 / 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
$44,977
Tax year 2024
Assessed value
$3,621,840
Assessed 2024
Previous assessed
$3,621,840
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,112,742
Assessed improvement
$1,509,098
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,072 SF
Lot
0.29 ac (12,500 SF)
Zoning code
LAC2
APN
5523-020-040
UPID
US10-0472939
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.3M
RETAIL STORES
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Chang Living Trust
Trust
Mailing address
322 S LUCERNE BLVD, LOS ANGELES, CA 90020-4747
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2022
—
Jin Sung Chang
—
Deed
related
$1,580,000 · Bbcn Bank
Nov 23, 2016
—
Jin Sung Chang
—
Deed
related
$1,810,000 · Wells Fargo Bank NA
Jun 26, 2013
$3,000,000
Chang Living Trust
Zhao,hai J
Grant Deed
$1,950,000 · Saehan Bank
Apr 19, 2013
—
Hai J Zhao
Shen,lili
Grant Deed
related
—
Oct 1, 2010
$2,675,000
Lili Shen
Mead Family Trust A
Grant Deed
—
Mar 27, 2009
—
David R Mead
Mead Family Trust
Affidavit Death Of Trustee/successor Trustee
related
$250,000 · California Business Bank
Feb 26, 2004
—
Mead,tr
Mead,tr
Quit Claim Deed
related
—
—
—
Mead
—
Deed Of Trust
related
$350,000 · First Federal Savings & Loan
—
—
Hai J Zhao
—
Deed Of Trust
related
$1,675,000 · Elizabeth M Mead
—
—
Mead,tr
—
Deed Of Trust
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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