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Property profile & analytics
OFF-MARKET
Estimated value
$6,030,000
Retail space
432 9th St Los Angeles, CA 90015-1844
Individually Owned
35-yr Hold
~
Est. High Equity
Property ID
US10-0482071
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
TILT-UP CONCRETE
Total area
11,899 SF
Lot
0.31 ac (13,720 SF)
Zoning code
LAM2
APN
5145-017-041
UPID
US10-0482071
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
-
Eco Fabric Discount Store
-
Better Fabric (Bike/Boat/Book/etc) Store
-
Castle Fabrics (Bike/Boat/Book/etc) Store
-
Joseph Designer Fabric (Bike/Boat/Book/etc) Store
-
Carmel Fabric Home Decor Store Department 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
$6.03M
Owner & transaction history
432 East 9th Str · 35 yrs held
432 East 9th Str
since 1990
3 recorded transactions
Zoning & alternative use
LAM2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.8M
+94.8%
Auto repair, garage
$6.5M
+28.7%
Office building
$6.0M
+18.8%
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
RETAIL STORES
$5,025,000
Current use
RESTAURANT
$9,785,000
Change: +95% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,470,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$5,970,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$5,420,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,040,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$6.03M
Range $5.43M – $6.63M · ±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
$507 / 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
$102,341
Tax year 2024
Assessed value
$7,881,778
Assessed 2024
Previous assessed
$7,881,778
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$6,401,202
Assessed improvement
$1,480,576
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Total area
11,899 SF
Lot
0.31 ac (13,720 SF)
Zoning code
LAM2
APN
5145-017-041
UPID
US10-0482071
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Los Angeles, CA
Zoning LAM2 · permitted uses
LAM2 · 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
$5.0M
RESTAURANT
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$6.5M
OFFICE BUILDING
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
RETAIL STORES Current
RESTAURANT
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Lot
0.31 ac
Current owner
From public records · entity-resolved
432 East 9th Str
Individual
Mailing address
PO BOX 15774, BEVERLY HILLS, CA 90209-1774
Ownership since
1990
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 1990
$1,812,500
432 East 9th Str
Isaacs Trust
Trustees Deed
—
—
—
432 East 9th St LLC
—
Deed Of Trust
related
$1,650,000 · Standard Mortgage Investors
—
—
East 9th Street 432
—
Deed Of Trust
related
$2,000,000 · International Bank
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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