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Property profile & analytics
OFF-MARKET
Estimated value
$1,715,000
Retail space
511 9th St Los Angeles, CA 90015
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0516114
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1922
Construction
TILT-UP CONCRETE
Total area
5,027 SF
Lot
0.11 ac (4,971 SF)
Zoning code
LAM2
APN
5145-010-002
UPID
US10-0516114
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
$1.80M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.72M
Owner & transaction history
Sayaco Partnership · 20 yrs held
Sayaco Partnership
since 2006
7 recorded transactions
Zoning & alternative use
LAM2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.7M
+28.7%
Office building
$2.5M
+18.8%
Medical building
$2.3M
+7.9%
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%
$1,945,000
6.5%
$1,795,000
7%
$1,665,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,125,000
Current use
AUTO REPAIR, GARAGE
$2,735,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$2,525,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$2,290,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,130,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$1.72M
Range $1.54M – $1.89M · ±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
$341 / 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
$37,641
Tax year 2024
Assessed value
$2,947,280
Assessed 2024
Previous assessed
$2,947,280
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,765,257
Assessed improvement
$182,023
Applied tax rate
13.0000
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
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,027 SF
Lot
0.11 ac (4,971 SF)
Zoning code
LAM2
APN
5145-010-002
UPID
US10-0516114
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Los Angeles, CA
Zoning LAM2 · permitted uses
LAM2 · 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
RETAIL STORES Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Sayaco Partnership
Entity
Mailing address
822 STANFORD AVE, LOS ANGELES, CA 90021-1811
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2019
—
Sayaco Ptshp
—
Deed
related
$500,000 · Herman Family Trust (pt)
Aug 15, 2017
—
Sayaco Ptshp
—
Deed
related
$1,500,000 · Herman Family Trust (pt)
Feb 24, 2006
—
Sayaco Partnership
Soleiman Sayani
Grant Deed
$1,000,000 · Wells Fargo Bank NA
Mar 10, 1993
—
Soleiman Sayani
Sayaco Partnersh
Quit Claim Deed
related
—
Jun 25, 1992
—
Sayaco Partnership
—
Deed Of Trust
related
—
May 20, 1992
$762,272
Soleiman Sayani
509,e 9th Street
Grant Deed
$262,500 · Individual
Oct 18, 1991
$1,250,000
509 E 9th St. Par
Armelli Trust
Grant Deed
$937,500 · Seller
—
—
Sayaco Ptshp
—
Deed Of Trust
related
$500,000 · Herman Family Trust (pt)
—
—
Soleiman Sayani
—
Deed Of Trust
related
$900,000 · Armelli Trust
—
—
Sayaco Ptshp
—
Deed Of Trust
related
$1,500,000 · Herman Family Trust (pt)
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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