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Property profile & analytics
OFF-MARKET
Estimated value
$4,740,000
Retail space
4930 Paramount Blvd Lakewood, CA 90712-2904
Trust Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0433696
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
TILT-UP CONCRETE
Total area
17,012 SF
Lot
1.14 ac (49,756 SF)
Zoning code
LKC3YY
APN
7156-015-033
UPID
US10-0433696
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
-
Davita Kidney Care Medical Clinic
-
DaVita Mayfair Dialysis Center Medical Clinic
-
MICHAEL ALAN FISCHMAN Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.74M
Owner & transaction history
Avakoff,edward A JR 2004 Trust · 9 yrs held
Avakoff,edward A JR 2004 Trust
since 2017
7 recorded transactions
Zoning & alternative use
LKC3YY · Lakewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.9M
+20.7%
Medical building
$7.7M
+18.6%
Office building
$7.6M
+17.0%
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 Lakewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakewood 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%
$6,275,000
6.5%
$5,790,000
7%
$5,375,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,520,000
Current use
AUTO REPAIR, GARAGE
$7,870,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$7,735,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$7,630,000
Change: +17% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,335,000
Change: -18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,255,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.74M
Range $4.27M – $5.21M · ±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
$279 / 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
$96,942
Tax year 2024
Assessed value
$7,191,079
Assessed 2024
Previous assessed
$7,191,079
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$3,413,487
Assessed improvement
$3,777,592
Applied tax rate
12.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
17,012 SF
Lot
1.14 ac (49,756 SF)
Zoning code
LKC3YY
APN
7156-015-033
UPID
US10-0433696
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKC3YY · Lakewood, CA
Zoning LKC3YY · permitted uses
LKC3YY · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$7.7M
OFFICE BUILDING
Est. value
$7.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Avakoff,edward A JR 2004 Trust
Trust
Free & Clear · 9 yrs held
Mailing address
2320 VALDIVIA WAY, BURLINGAME, CA 94010-5430
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2017
$7,050,000
Avakoff,edward A JR 2004 Trust
Gw Paramount Investment LLC
Grant Deed
—
Jun 26, 2013
$5,200,000
Gw Paramount Investment LLC
Parallamo LLC
Grant Deed
—
Aug 4, 2006
$1,600,000
Garfield Beach Cvs LLC
Albertsons LLC
Grant Deed
—
Apr 17, 2001
—
Parallamo LLC
Gordon Trust
Grant Deed
$1,790,000 · First Bank & Trust
Aug 4, 1999
—
Shafer,harry T & Ruth S Trustees
Paralamo,
Grant Deed
related
—
Apr 23, 1997
—
Shafer,harry T & Ruth S Trustees
Shafer,h T & R S
Quit Claim Deed
related
—
—
—
Parallamo LLC
—
Deed Of Trust
related
$1,850,000 · Lehman Brothers Bank Fsb
Jul 7, 1959
—
Shafer Trust Pt
—
Grant Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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