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Property profile & analytics
OFF-MARKET
Estimated value
$3,850,000
Medical Office Space
4533 Centinela Ave, Los Angeles, CA 90066-6249
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-7413922
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
TILT-UP CONCRETE
Total area
8,800 SF
Lot
0.14 ac (5,954 SF)
Zoning code
LAC2
APN
4223-031-022
UPID
US09-7413922
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
-
Pan-American MOA Foundation Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.85M
Owner & transaction history
John Partouche · 1 yrs held
John Partouche
since 2025
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.8M
+19.3%
Office building
$4.4M
+10.2%
Commercial (general)
$4.2M
+4.7%
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%
$2,720,000
6.5%
$2,510,000
7%
$2,330,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,010,000
Current use
AUTO REPAIR, GARAGE
$4,785,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$4,415,000
Change: +10% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,195,000
Change: +5% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,725,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$3,615,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$3.85M
Range $3.47M – $4.24M · ±10% · vs last sale $4.50M (Feb 9 2025)
Last sale anchor
$4.50M
Feb 9 2025
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
$438 / 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
$24,024
Tax year 2024
Assessed value
$5,312,020
Assessed 2024
Previous assessed
$5,312,020
+0.0% YoY
Effective rate
0.45%
On assessed value
Assessed land
$1,448,730
Assessed improvement
$3,863,290
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
8,800 SF
Lot
0.14 ac (5,954 SF)
Zoning code
LAC2
APN
4223-031-022
UPID
US09-7413922
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
MEDICAL BUILDING Current
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
RETAIL STORES
Est. value
$3.6M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.14 ac
Current owner
From public records · entity-resolved
John Partouche
Individual
Mailing address
4533 S CENTINELA AVE, LOS ANGELES, CA 90066-6249
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
May 9, 2025
$4,500,000
John Partouche
Pan American Moa Foundation INC
Grant Deed
$3,275,000 · Pan American Moa Foundation INC
Jun 26, 2008
$4,125,000
Pan-american Moa Foun INC
Centinela Props & Assocs LLC
Grant Deed
—
May 8, 2006
—
Centinela Props & Assocs LLC
Centinela Properties & Assocs
Quit Claim Deed
related
$2,131,000 · Vineyard Bank
Jul 13, 2004
$520,000
M Centinela Properties
Marina Gilmore INC
Grant Deed
related
$338,000 · Vineyard Bank
May 24, 2004
$370,000
Marina Gilmore INC
Haro,tr
Grant Deed
—
Jul 31, 1989
—
Haro Tr
Haro
Quit Claim Deed
related
—
—
—
Centinela Props & Assocs LLC
—
Deed Of Trust
related
$77,000 · Vineyard Bank
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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