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Property profile & analytics
OFF-MARKET
Estimated value
$168,200,000
Office buildings
525 Flower St Los Angeles, CA 90071-2250
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0481753
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
STEEL FRAME
Total area
2,832,748 SF
Lot
4.2 ac (182,737 SF)
Zoning code
LAC2
APN
5151-023-400
UPID
US10-0481753
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
-
City National Bank Bank Loan Service
-
Drago Credit-Repair Los Angeles CA Financial Advisor
-
Drago Centro Restaurant
-
Christensen Garage Door Repair LLC. Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$168.20M
Owner & transaction history
Fsp-south Flower Street Assocs · 12 yrs held
Fsp-south Flower Street Assocs
since 2013
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$59 / 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
$11,202,131
Tax year 2024
Assessed value
$891,539,384
Assessed 2024
Previous assessed
$891,539,384
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$131,768,319
Assessed improvement
$759,771,065
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Construction
STEEL FRAME
Heating
NONE
Buildings
4
Total area
2,832,748 SF
Lot
4.2 ac (182,737 SF)
Zoning code
LAC2
APN
5151-023-400
UPID
US10-0481753
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
1971
Construction
STEEL FRAME
Heating
NONE
Buildings
4
Lot
4.2 ac
Current owner
From public records · entity-resolved
Fsp-south Flower Street Assocs
Individual
Mailing address
515 S FLOWER ST32NDFL, LOS ANGELES, CA 90071-2201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2020
—
Fsp South Flower Street Associates
—
Deed
related
$550,000,000 · Goldman Sachs Bank USA
Feb 1, 2017
—
Fsp-south Flower Street Assocs
—
Loan Modification
related
$175,000,000 · Miscellaneous Ins Co
Oct 1, 2013
$508,000,000
Fsp-south Flower Street Assocs
515/555 Flower Associates LLC
Grant Deed
—
Jul 7, 2010
—
515/555 Flower Associates LLC
—
Grant Deed
related
$350,000,000 · Miscellaneous Ins Co
Jul 16, 2004
—
515-555 Flower Associates LLC
Tpg Plaza Investments LLC
Grant Deed
$200,000,000 · Citigroup Global Markets Realt
Jan 28, 2003
—
Tpg Plaza Investment LLC
Shuwa Investments Corp
Grant Deed
$175,000,000 · California State Teachers Reti
Mar 1, 1972
—
—
—
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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