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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Apartment buildings
5234 Hayter Ave Lakewood, CA 90712-2329
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6351248
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD
Total area
4,906 SF
Lot
0.2 ac (8,841 SF)
Zoning code
LKMFR*
APN
7155-003-013
UPID
US09-6351248
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
$1.98M
CAP Approach
CAP
$1.22M
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$1.96M
Owner & transaction history
Soon Im Chang · 3 yrs held
Soon Im Chang
since 2023
Last sale
$2.1M
6 recorded transactions
Zoning & alternative use
LKMFR* · Lakewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.0M
+94.1%
Auto repair, garage
$2.3M
+47.5%
Medical building
$2.2M
+44.9%
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 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
$1,960,000
ML approach
$1,975,000
CAP Approach
CAP Return
Estimation
6%
$1,315,000
6.5%
$1,215,000
7%
$1,130,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,540,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,985,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,270,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$2,230,000
Change: +45% · Conversion: Moderate
OFFICE BUILDING
$2,200,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$1,880,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,515,000
Change: -1% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,440,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.05M (Jul 28 2023)
Last sale anchor
$2.05M
Jul 28 2023
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
$400 / 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
$27,422
Tax year 2024
Assessed value
$2,050,700
Assessed 2024
Previous assessed
$2,050,700
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,250,000
Assessed improvement
$800,700
Applied tax rate
5.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
10
Total area
4,906 SF
Lot
0.2 ac (8,841 SF)
Zoning code
LKMFR*
APN
7155-003-013
UPID
US09-6351248
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKMFR* · Lakewood, CAZoning LKMFR* · permitted uses
LKMFR* · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1978
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
10
Lot
0.2 ac
Current owner
From public records · entity-resolved
Soon Im Chang
Individual
Mailing address
13136 HART PL, CERRITOS, CA 90703-1333
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2023
$2,050,000
Soon Im Chang
Maria Della Cioppa Family LP
Grant Deed
$600,000 · Jpmorgan Chase Bank NA
Dec 10, 2012
—
Maria Della-cioppa Family LP
Della-cioppa,maria
Quit Claim Deed
related
—
Mar 23, 2001
$486,000
Maria Della-cioppa
Payne Trust
Grant Deed
$340,200 · World Savings Bank
Oct 9, 1998
—
Payne,robert R & Norma J Trustee
Payne,r R & N J
Quit Claim Deed
related
—
Sep 4, 1998
—
Robert R Payne
Payne,r R & N J
Quit Claim Deed
related
—
—
—
Robert R Payne
—
Deed Of Trust
related
$240,000 · Fidelity Federal Bank
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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