520 Sepulveda Blvd Los Angeles, CA 90049-3521
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$9.21M
Range $8.28M – $10.13M (±10%)
Implied cap rate
5.90%
In-place · NOI ÷ last sale
Property ID
US09-7983463
Property summary
AI-generated overview
This stunning, 21,628 square foot executive office building in Los Angeles County offers multiple tenancy options, perfect for businesses seeking flexible and modern workspace. Completely renovated in 2022, the four-story building features 2,510 square feet of immediately available space, divisible into units ranging from 421 to 1,418 contiguous square feet. The building boasts a spectacular open-air atrium with seating, ideal for collaborative work or informal meetings. Each suite includes private offices and kitchenettes, with customizable build-to-suit options available. Common areas feature operable windows for natural ventilation and light. Shared bathrooms are conveniently located on floors two through four, while the ground floor provides rentable storage space. The building's exterior and grounds are meticulously maintained, reflecting a commitment to quality and aesthetics. The building was originally constructed in 1970 and benefits from the addition of elevators. This prime location offers an exceptional opportunity for businesses seeking a sophisticated and functional office environment.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
TILT-UP CONCRETE
Total area
21,628 SF
Lot
0.2 ac (8,821 SF)
Zoning code
LAC4
APN
4366-033-004
UPID
US09-7983463
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Electrical Service General Contractor
-
Electrical Service General Contractor
-
Physician Medical Clinic
-
Marriage Or Relationship Counselor Addiction Treatment Center
-
Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.24M
CAP Approach
CAP
$8.43M
Comparable Approach
Comparable
$9.77M
Blend (final)
Blend
$9.21M
Owner & transaction history
since 2023
Last sale
$9.3M
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Top alternative use upside
Auto repair, garage
$11.8M
+8.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.21M
Value range
$8.28M – $10.13M
±10% around blend
Estimated value / SF
$426 / SF
Confidence
High
13 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$8.28M
blend $9.21M
$10.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,628 SF
Lot area
0.2 ac
Year built
1970
Stories
1
APN
4366-033-004
Assessed value
$9,486,000
Annual tax
$115,795
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.43M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.13M
@ 6.5% CAP return
$8.43M
@ 7% CAP return
$7.83M
4
Sales comparison
Partial preview
Sales approach indication
$10.53M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 16,800 SF
9.7 mi away · 19,300 SF
10.5 mi away · 22,928 SF
11.5 mi away · 21,729 SF
11.6 mi away · 24,411 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.21M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 585 sales
$502
-15%
County 2758 sales
$449
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $426/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+8%
vs current-use indication
Office Building · current use
Medical Building
Neighborhood: Shopping Center
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$651k *
Last sale · Mar 2023
$9.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$11.03M
Move the market yield to see immediate price impact.
Value / SF
$510
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.40%5.90%6.40%
$586k
$10.85M
$9.93M
$9.15M
$651k
$12.06M
$11.03M
$10.17M
$716k
$13.26M
$12.14M
$11.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$3.73M
2.5 mi · Sep 2025 · $229/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$115,795
Tax year 2024
Assessed value
$9,486,000
Assessed 2024
Previous assessed
$9,486,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,080,000
Assessed improvement
$5,406,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
21,628 SF
Lot
0.2 ac (8,821 SF)
Zoning code
LAC4
APN
4366-033-004
UPID
US09-7983463
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CAZoning LAC4 · permitted uses
LAC4 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC4
Jurisdiction
Los Angeles, CA
Recorded code
LAC4
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LAC4 in Los Angeles, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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