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Property profile & analytics
OFF-MARKET
Estimated value
$7,700,000
Grocery and convenience stores
4211 Eagle Rock Blvd Los Angeles, CA 90065-4404
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7481566
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1974
Construction
TILT-UP CONCRETE
Total area
31,920 SF
Lot
2.16 ac (94,284 SF)
Zoning code
LAC2
APN
5473-024-024
UPID
US09-7481566
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
-
Angel's Tijuana Tacos Restaurant
-
Starbucks Cafe & Coffee Shop
-
Capital One ATM Atm
-
CVS Pharmacy Pharmacy
-
Crepes Hollywood Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.70M
Owner & transaction history
Santiago Holdings LLC · 9 yrs held
Santiago Holdings LLC
since 2016
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$241 / 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
$101,943
Tax year 2024
Assessed value
$7,889,552
Assessed 2024
Previous assessed
$7,889,552
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$6,480,564
Assessed improvement
$1,408,988
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,920 SF
Lot
2.16 ac (94,284 SF)
Zoning code
LAC2
APN
5473-024-024
UPID
US09-7481566
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.
Building & site characteristics
From public records
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.16 ac
Current owner
From public records · entity-resolved
Santiago Holdings LLC
Entity
Mailing address
9454 WILSHIRE BLVD #650, BEVERLY HILLS, CA 90212-2931
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2017
—
Santiago Holdings LLC
—
Deed
related
$11,000,000 · Miscellaneous Ins Co
Aug 26, 2016
—
Santiago Holdings LLC
Camden Hldgs LLC
Quit Claim Deed
—
Jul 15, 2016
—
Camden Holdings LLC
—
Deed
related
$1,500,000 · Ari Miller
Dec 5, 2014
$6,696,000
Camden Holdings LLC
Em 50 Uav Slbco LLC
Grant Deed
$4,050,000 · Wells Fargo Bank NA
Nov 27, 2013
$7,300,000
Em-50 Uav Slbco LLC
Fresh & Easy Property Co LLC
Grant Deed
—
Oct 12, 2010
—
Fresh & Easy Property Co LLC
Fresh & Easy Neighborhood Mark
Quit Claim Deed
—
Jun 2, 2009
$7,300,000
Fresh Mark
Eagle Rock 111 Partners LLC
Grant Deed
—
Apr 5, 2006
—
Eagle Rock 111 Partners LLC
American Stores Properties INC
Grant Deed
$33,225,000 · Inland Mortgage Capital Corp
Dec 23, 1994
$2,075,000
American Stores Properties INC
—
Grant Deed
related
—
—
—
Eagle Rock 111 Partners LLC
—
Deed Of Trust
related
$5,900,000 · San Diego County Cu
—
—
Camden Holdings LLC
—
Deed Of Trust
related
$1,500,000 · Ari Miller
—
—
Santiago Holdings LLC
—
Deed Of Trust
related
$11,000,000 · Miscellaneous Ins Co
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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