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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Assisted living facilities
4636 Fountain Ave, Los Angeles, CA 90029-1830
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8235612
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
23,996 SF
Lot
0.9 ac (39,420 SF)
Zoning code
LAC2
APN
5542-018-033
UPID
US09-8235612
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 Chalet Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$815k
Owner & transaction history
Chs Property Holdings · 20 yrs held
Chs Property Holdings
since 2006
7 recorded transactions
Zoning & alternative use
LAC2 · 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
Method
Estimation
Statistic approach
by Request
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$34 / 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
$67,544
Tax year 2024
Assessed value
$5,359,152
Assessed 2024
Previous assessed
$5,359,152
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,045,029
Assessed improvement
$4,314,123
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
23,996 SF
Lot
0.9 ac (39,420 SF)
Zoning code
LAC2
APN
5542-018-033
UPID
US09-8235612
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.
Building & site characteristics
From public records
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Chs Property Holdings
Entity
Mailing address
3731 WILSHIRE BLVD STE #850, LOS ANGELES, CA 90010-2851
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2025
—
Chs Property Holdings LP
—
Deed
related
$15,000,000 · Hanmi Bank
Sep 30, 2020
—
Chs Property Holdings LP
—
Deed
related
$17,500,000 · Bank Of Hope
Jan 8, 2020
—
Chs Property Holdings LP
—
Deed
related
$15,000,000 · Bank Of Hope
Dec 28, 2017
—
Chs Property Holdings LP
—
Grant Deed
related
$13,000,000 · Bank Of Hope
Feb 29, 2008
—
Chs Property Holdings
—
Deed Of Trust
related
$13,000,000 · Woori Bank
Mar 14, 2006
—
Chs Property Holdings
Cha Hollywood Medical Ctr
Grant Deed
$20,000,000 · Woori Bank
Jan 4, 2005
$24,500,240
Cha Hollywood Medical Ctr
Tenet Healthsystem Qa INC
Grant Deed
—
Mar 15, 1990
—
Patrici Mcginley
Kinch
Quit Claim Deed
related
—
Feb 22, 1989
$48,000
Philip A Cocker
Hoefl
Grant Deed
$43,200 · Glendale Federal Bank
Dec 1, 1988
$222,500
Donald E Goodwin
Noell
Trustees Deed
—
Dec 1, 1988
—
Donald E Goodwin
Goodwin Donald E
Quit Claim Deed
related
$155,700 · Great Western Bank
Jan 28, 1988
$37,500
Vicente Eusebia
Meyer
Trustees Deed
—
Jan 28, 1988
$33,000
Michael Meyer
Mooma
Trustees Deed
—
—
—
Chs Property Holdings LP
—
Loan Modification
related
$15,000,000 · Bank Of Hope
—
—
Chs Property Holdings LP
—
Loan Modification
related
$17,500,000 · Bank Of Hope
—
—
Michael Meyer
—
Deed Of Trust
related
—
—
—
Vicente Eusebia
—
Deed Of Trust
related
$750,000 · Sanwa Bank California
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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