Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Investment properties
458 89th St Los Angeles, CA 90003
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6348460
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
4,271 SF
Lot
0.18 ac (7,650 SF)
Zoning code
LARD2
APN
6038-004-010
UPID
US09-6348460
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.04M
Owner & transaction history
90003 Properties LLC · 7 yrs held
90003 Properties LLC
since 2019
7 recorded transactions
Zoning & alternative use
LARD2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.2M
+42.9%
Retail stores
$1.1M
+27.1%
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%
$1,230,000
6.5%
$1,135,000
7%
$1,055,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$835,000
Current use
WAREHOUSE, STORAGE
$1,195,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$1,060,000
Change: +27% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$244 / 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
$14,229
Tax year 2024
Assessed value
$1,120,983
Assessed 2024
Previous assessed
$1,120,983
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$902,256
Assessed improvement
$218,727
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Units
4
Bathrooms
5
Total area
4,271 SF
Lot
0.18 ac (7,650 SF)
Zoning code
LARD2
APN
6038-004-010
UPID
US09-6348460
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · Los Angeles, CA
Zoning LARD2 · permitted uses
LARD2 · 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
$835,000
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Units
4
Bathrooms
5
Lot
0.18 ac
Current owner
From public records · entity-resolved
90003 Properties LLC
Entity
Mailing address
8077 FLORENCE AVE #240, DOWNEY, CA 90240-3826
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2019
—
90003 Properties LLC
Giovanni L Sanchez
Grant Deed
$500,000 · Axos Bank
Sep 19, 2017
—
Giovanni L Sanchez
Sanchez,german A
Quit Claim Deed
related
—
Jun 5, 2009
—
German A Sanchez
Sanchez,nelson H
Quit Claim Deed
related
—
Mar 16, 2007
—
Nelson H Sanchez
Sanchez,german A
Quit Claim Deed
related
—
Sep 20, 2004
$315,000
German A Sanchez
Almaraz,santos
Grant Deed
$203,300 · Interbay Funding LLC
Sep 20, 2004
—
German A Sanchez
Sanchez,lucy
Quit Claim Deed
related
—
Oct 31, 2002
$242,000
Santos Almaraz
Morris,melvin
Grant Deed
$192,000 · Melvin Morris
Dec 20, 2000
$60,000
Melvin Morris
Andre Horasanian Trustee
Grant Deed
—
Nov 16, 2000
$119,178
Melvin Morris
Hanggie,james
Trustees Deed
—
Nov 3, 2000
$119,178
Melvin Morris
Hanggie,james
Trustees Deed
—
—
—
Camac
—
Deed Of Trust
related
$160,000 · American Savings Bank
—
—
Nelson H Sanchez
—
Deed Of Trust
related
$344,000 · Anchor Mortgage Service INC
—
—
James Hanggie
—
Deed Of Trust
related
$75,000 · Valley Fruit & Pro
—
—
Camac
—
Deed Of Trust
related
$9,030 · Transamerica Financial Svc
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 458 89th St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
