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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Retail space
416 Spg St Los Angeles, CA 90013-1991
Individually Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6494163
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1914
Construction
TILT-UP CONCRETE
Total area
13,230 SF
Lot
0.24 ac (10,334 SF)
Zoning code
LAC4
APN
5149-038-001
UPID
US09-6494163
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
-
The Land Design Project General Contractor
-
Argentia Group, Inc. Commercial Real Estate Agency Consultant
-
Josh Gray-Emmer Advertising Agency Marketing & Advertising
-
Spring Street Park Foundation Association / Organization
-
El Dorado Lofts Condominium Complex Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$2.02M
Owner & transaction history
Thomas A Mayer · 14 yrs held
Thomas A Mayer
since 2011
7 recorded transactions
Zoning & alternative use
LAC4 · 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
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±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
$152 / 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
$17,161
Tax year 2024
Assessed value
$1,014,050
Assessed 2024
Previous assessed
$1,014,050
+0.0% YoY
Effective rate
1.69%
On assessed value
Assessed land
$270,569
Assessed improvement
$743,481
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1914
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
13,230 SF
Lot
0.24 ac (10,334 SF)
Zoning code
LAC4
APN
5149-038-001
UPID
US09-6494163
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.
Building & site characteristics
From public records
Year built
1914
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Thomas A Mayer
Individual
Mailing address
818 W 7TH ST STE #410, LOS ANGELES, CA 90017-3463
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2011
$445,000
Thomas A Mayer
Msgg El Dorado Realty Ptrs LLC
Grant Deed
$378,250 · Pnc Mortgage
Jun 17, 2011
$478,000
Roger A Ridlehoover
Msgg El Dorado Realty Ptrs LLC
Grant Deed
$239,000 · Pnc Mortgage
Aug 17, 2010
—
El Dorado Of Spring Prop Owner As
Msgg El Dorado Realty Ptrs LLC
Quit Claim Deed
—
Feb 28, 2008
—
Msgg El Doraro Realty Ptrs LLC
Msgg Spring Street Realty Ptrs
Quit Claim Deed
related
—
Mar 12, 2007
—
Msgg El Dorado Realty Ptrs LLC
—
Trustees Deed
related
$25,138,000 · East West Bank
Mar 3, 2005
—
Msgg El Dorado Realty Ptrs LLC
—
Trustees Deed
related
$20,360 · Bank Of America
Dec 20, 2004
—
Msgg El Dorado Realty Ptrs LLC
Stowell Properties LLC
Grant Deed
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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