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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Investment properties
4340 Eagle Rock Blvd Los Angeles, CA 90041-3211
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-9083893
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2018
Construction
WOOD
Total area
2,561 SF
Lot
0.04 ac (1,894 SF)
Zoning code
LAC2
APN
5474-022-057
UPID
US09-9083893
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
-
Yarijanian and Associates, PC Law Firm
-
Student Rights Attorneys Law Firm
-
Y&H Associates Law Firm
-
Hovsepian Law Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$473k
Blend (final)
Blend
$680k
Owner & transaction history
Hamlet Yarijanian · 6 yrs held
Hamlet Yarijanian
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+27.3%
Retail stores
$1.1M
+23.4%
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%
$865,000
6.5%
$800,000
7%
$740,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$850,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,085,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,050,000
Change: +23% · Conversion: Easy
WAREHOUSE, STORAGE
$715,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$266 / 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
$15,657
Tax year 2024
Assessed value
$1,285,566
Assessed 2024
Previous assessed
$1,285,566
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$695,857
Assessed improvement
$589,709
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
NONE
Cooling
OTHER
Units
1
Bathrooms
3
Total area
2,561 SF
Lot
0.04 ac (1,894 SF)
Zoning code
LAC2
APN
5474-022-057
UPID
US09-9083893
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
COMMERCIAL (GENERAL) Current
Est. value
$850,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$715,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
2018
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
1
Bathrooms
3
Lot
0.04 ac
Current owner
From public records · entity-resolved
Hamlet Yarijanian
Individual
Mailing address
4340 EAGLE ROCK BLVD, LOS ANGELES, CA 90041-3211
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2019
$1,199,000
Hamlet Yarijanian
Warmington Er 45 Associates LLC
Grant Deed
$1,018,400 · Jpmorgan Chase Bank NA
Jul 29, 2019
—
Hamlet Yarijanian
Makijan,narineh
Quit Claim Deed
related
—
Jul 14, 2015
—
Eagle Rock 545 LLC
Eagle Rock 545 LLC
Quit Claim Deed
related
—
Jul 14, 2015
$11,100,000
Warmington Er 45 Associates Ll
Eagle Rock 545 LLC
Grant Deed
$10,847,000 · Comerica Bk
Oct 24, 2014
$1,275,000
Eagle Rock 545 LLC
Mgs Equities II INC
Grant Deed
$4,500,000 · Muskoka Capital Corp
May 25, 2007
$812,500
Mgs Equities II INC
Carol Burt
Grant Deed
—
May 25, 2007
—
Burt,carol Tr
Barbara M Kreiser
Affidavit Of Death
related
—
—
—
Warmington Er 45 Assocs LLC
—
Loan Modification
related
$19,997,000 · Comerica 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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