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Property profile & analytics
OFF-MARKET
Assisted living facilities
444 51st St Los Angeles, CA 90011-4506
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-8668352
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1951
Construction
WOOD
Total area
7,649 SF
Lot
0.27 ac (11,784 SF)
Zoning code
LARD
APN
5109-023-003
UPID
US09-8668352
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
-
Lee's Continental Guest Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
450 Golden House LLC · 8 yrs held
450 Golden House LLC
since 2017
7 recorded transactions
Zoning & alternative use
LARD · 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
—
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
$10,505
Tax year 2024
Assessed value
$795,361
Assessed 2024
Previous assessed
$795,361
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$479,671
Assessed improvement
$315,690
Applied tax rate
6.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
2
Total area
7,649 SF
Lot
0.27 ac (11,784 SF)
Zoning code
LARD
APN
5109-023-003
UPID
US09-8668352
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD · Los Angeles, CA
Zoning LARD · permitted uses
LARD · 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
1951
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
450 Golden House LLC
Entity
Mailing address
PO BOX 570944, TARZANA, CA 91357-0944
Ownership since
2017
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
Dec 29, 2020
—
450 Golden House LLC
—
Deed
related
$1,500,000 · Habib American Bank
May 25, 2018
—
450 Golden House LLC
—
Deed
related
$200,000 · Forbix Cap
Sep 15, 2017
$713,000
450 Golden House LLC
Brown,gregory B
Grant Deed
$750,000 · Forbix Cap
Jan 30, 2015
—
Lee-ford,gloria C Trust
Lee-ford,gloria C
Quit Claim Deed
related
—
Jan 27, 2006
—
Gloria C Lee
Lee,gloria C
Quit Claim Deed
related
—
—
—
Enoch Lee
—
Deed Of Trust
related
$65,000 · Individual
—
—
450 Golden House LLC
—
Deed Of Trust
related
$200,000 · Forbix Cap
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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