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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
High-rise multifamily apartments
453 Kenmore Ave Los Angeles, CA 90020-2414
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7261025
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2018
Construction
WOOD
Total area
75,688 SF
Lot
0.64 ac (27,949 SF)
Zoning code
LAR4
APN
5502-013-063
UPID
US09-7261025
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
-
The Rhys Apartment Building
-
JM Media Lab Film Production Television Studio
-
ABC Maintenance Freight Service
-
D2 Creation Clothing 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
$2.12M
Owner & transaction history
Kenmore Property Investors LLC · 11 yrs held
Kenmore Property Investors LLC
since 2014
7 recorded transactions
Zoning & alternative use
LAR4 · 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
$28 / 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
$370,569
Tax year 2024
Assessed value
$30,286,234
Assessed 2024
Previous assessed
$30,286,234
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,925,954
Assessed improvement
$23,360,280
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
NONE
Stories
2
Units
69
Bathrooms
2
Total area
75,688 SF
Lot
0.64 ac (27,949 SF)
Zoning code
LAR4
APN
5502-013-063
UPID
US09-7261025
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
2018
Construction
WOOD
Heating
NONE
Stories
2
Units
69
Bathrooms
2
Lot
0.64 ac
Current owner
From public records · entity-resolved
Kenmore Property Investors LLC
Entity
Mailing address
15301 VENTURA BLVD STE B400, SHERMAN OAKS, CA 91403-6629
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Apr 3, 2019
—
Kenmore Property Investors LLC
—
Grant Deed
related
$23,000,000 · Opus Bk
Jun 16, 2016
—
Kenmore Property Investors LLC
—
Grant Deed
related
$18,000,000 · City Nat'l Bk
Dec 30, 2014
$5,878,000
Kenmore Property Investors LLC
Paul & Elizabeth Yoo
Grant Deed
$2,850,000 · California United Bank
Feb 22, 1993
$152,000
Yoo Paul And Elizabeth Med Corp
—
Grant Deed
related
—
Nov 23, 1992
$760,000
Paul Yoo
Glendale Fed Ban
Grant Deed
$608,000 · Seller
Jun 19, 1992
$327,000
Glendale Fed Bank
Woo,jae H
Trustees Deed
related
—
Jun 1, 1992
—
Raja Takieddine
Assaf,nabil A
Grant Deed
$187,500 · Loan America Financial Corp
Mar 31, 1989
—
United Pac Inv
Kim
Trustees Deed
related
—
—
—
Harmur Dev
—
Deed Of Trust
related
$400,000 · United Pacific Bank
—
—
Paul Yoo
—
Deed Of Trust
related
$510,000 · Nara Bank
—
—
Paul & Elizabeth Z Yoo
—
Deed Of Trust
related
$825,000 · Washington Mutual Svgs 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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