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Property profile & analytics
OFF-MARKET
Estimated value
$5,995,000
Office buildings
433 Spg St Los Angeles, CA 90013-2009
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9922012
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1928
Construction
STEEL FRAME
Total area
285,394 SF
Lot
0.86 ac (37,515 SF)
Zoning code
LAC4
APN
5149-024-900
UPID
US09-9922012
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
-
Green Abernathy and Moore Veterinary Clinic
-
UCLA Downtown University
-
UCLA Downtown/UCLA Extension @ The Trust Building Public University
-
L A Cultural Heritage Comm City Government Office
-
Hane Inc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.00M
Owner & transaction history
Regents Of University Of California · 3 yrs held
Regents Of University Of California
since 2023
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$21 / 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
$1,121,035
Tax year 2024
Assessed value
$87,929,150
Assessed 2024
Previous assessed
$87,929,150
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$20,779,276
Assessed improvement
$67,149,874
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1928
Construction
STEEL FRAME
Heating
NONE
Total area
285,394 SF
Lot
0.86 ac (37,515 SF)
Zoning code
LAC4
APN
5149-024-900
UPID
US09-9922012
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
1928
Construction
STEEL FRAME
Heating
NONE
Lot
0.86 ac
Current owner
From public records · entity-resolved
Regents Of University Of California
Individual
Mailing address
1111 FRANKLIN ST, OAKLAND, CA 94607-5201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2023
—
Regents Of University Of California
Lore Lac Spring Street LP
Grant Deed
—
Jul 31, 2017
—
Lore Lac Spring Street LP
—
Deed
related
$91,749,476 · Jp Morgan Chase Bk
Nov 1, 2016
—
Lore Lac Spring Street LP
—
Deed
related
$85,755,841 · Jpmorgan Chase Bank NA
Jun 10, 2016
$80,400,000
Lore Lac Spring Street LP
Cf Springs LLC
Grant Deed
—
Dec 31, 2013
—
Cf Springs LLC
Jh Park Villa LLC
Quit Claim Deed
related
—
—
—
Twin Springs LLC
—
Deed Of Trust
related
$1,000,000 · First Credit Bank
—
—
Twin Springs LLC
—
Deed Of Trust
related
$3,000,000 · First Credit Bank
—
—
Twin Springs LLC
—
Deed Of Trust
related
$3,000,000 · First Credit Bank
—
—
Twin Springs LLC
—
Deed Of Trust
related
$500,000 · First Credit Bank
—
—
Twin Springs LLC
—
Deed Of Trust
related
$500,000 · First Credit Bank
—
—
Lore Lac Spring Street LP
—
Loan Modification
related
$91,749,476 · Jp Morgan Chase Bk
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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