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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    450 Western Ave Los Angeles, CA 90020-4120

    • Community centers
    • 83,427 SF
    • 1.67 lot acres
    OFF-MARKET
    Last Sale
    Dec 07, 2020
    $57,500,575
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-7262501
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Seoul Pho (K-TOWN) / Restaurant
    • Twozone Chicken - LA / Restaurant
    • Etude W Salon / Hair Salon
    • Etude Boutique / Clothing & Fashion Store
    • Walter Kim / Physician

    Property Details for 450 Western Ave

    Year built
    2015
    Construction
    TILT-UP CONCRETE
    Lot size
    1.67 lot acres
    Property size
    83,427 SF
    Zone code
    LAR3
    Property type
    Community centers
    APN
    5503-014-020
    APU
    5503014020

    Description

    This distressed, fee-simple shopping center in Los Angeles' Koreatown offers a compelling value-add opportunity. The 83,427 square foot property, built in 2016, boasts an 80.8% occupancy rate and is anchored by a grocery store operating since the center's inception. Located at a high-traffic intersection on Western Avenue and 5th Street, the center benefits from a dense population base of over 612,000 residents and 278,000 employees within a three-mile radius. Further enhancing its appeal, over 6,500 residential units are slated for delivery within the next two years. The three-level center features a diverse mix of retail, banking, specialty, and restaurant tenants, along with ample parking (400 spaces) in a five-story structure—a rarity in the area. The property includes multiple elevators and escalator systems for convenient access. This infill location presents a unique and irreplaceable asset with significant upside potential. Sale is subject to Bankruptcy Court approval, and prospective bidders must adhere to Court-approved Bidding Procedures. The 1.67-acre lot offers a strong foundation for future growth and development. This is a multi-tenant property with a strong existing tenant base and a proven track record. The high-quality construction and prime location make this a truly exceptional investment opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      Off market

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $60,732,000
      Market price range: $15.1M - $60.7M

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $35,330,000
      Current use
      RESTAURANT
      $68,620,000
      Change: +94% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $45,350,000
      Change: +28% Conversion: Difficult
      OFFICE BUILDING
      $41,870,000
      Change: +19% Conversion: Moderate
      MEDICAL BUILDING
      $38,005,000
      Change: +8% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.308
    Latitude
    34.0658
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $743,815
    $18,571,140
    $42,448,320
    $61,019,460
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $4,390,000
      16,688 SF

      3801 6th St

      MINI-MALL • 16,688 SF
      3801 6th St, Los Angeles, CA 90020-3901
      View Details
    • Value Estimation
      $5,255,000
      22,257 SF

      3470 6th St Ste, Unit 2

      MINI-MALL • 22,257 SF
      3470 6th St Ste, Los Angeles, CA 90020-2556
      View Details
    • Value Estimation
      $2,125,000
      6,696 SF

      4151 3rd St

      MINI-MALL • 6,696 SF
      4151 3rd St, Los Angeles, CA 90020-3495
      View Details
    • Value Estimation
      $9,480,000
      43,099 SF

      440 Vermont Ave

      MINI-MALL • 43,099 SF
      440 Vermont Ave, Los Angeles, CA 90020-1989
      View Details
    • Value Estimation
      $2,270,000
      10,108 SF

      354 Western Ave

      MINI-MALL • 10,108 SF
      354 Western Ave, Los Angeles, CA 90020
      View Details
    • Value Estimation
      $3,180,000
      14,344 SF

      3450 6th St

      MINI-MALL • 14,344 SF
      3450 6th St, Los Angeles, CA 90020-2566
      View Details

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    Similar Nearby for Lease

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      1,200 SF

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      Koreatown Multifamily Residence with Courtyard

      Remodeled, furnished 2-bedroom unit in vibrant Koreatown.
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    450 Western Ave
    Los Angeles, CA 90020-4120
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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