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Property profile & analytics
OFF-MARKET
Estimated value
$4,200,000
Apartment buildings
526 Un Ave Los Angeles, CA 90017-1061
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7157518
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1922
Construction
TILT-UP CONCRETE
Total area
12,960 SF
Lot
0.14 ac (6,230 SF)
Zoning code
LAR4
APN
5153-005-028
UPID
US09-7157518
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
-
Memories Meal Prep Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.20M
Owner & transaction history
Union Drive 526 LLC
Union Drive 526 LLC
since 2025
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
LAR4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.5M
+176.9%
Medical building
$5.9M
+151.3%
Neighborhood: shopping center
$5.5M
+133.6%
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
$4,200,000
ML approach
$4,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,505,000
Change: +177% · Conversion: Moderate
MEDICAL BUILDING
$5,905,000
Change: +151% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$5,490,000
Change: +134% · Conversion: Difficult
RETAIL STORES
$5,320,000
Change: +127% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,880,000
Change: +65% · Conversion: Moderate
Blend value · Realmo final
$4.20M
Range $3.78M – $4.62M · ±10% · vs last sale $4.20M (May 7 2024)
Last sale anchor
$4.20M
May 7 2024
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
$324 / 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
$53,281
Tax year 2024
Assessed value
$4,284,000
Assessed 2024
Previous assessed
$4,284,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,713,600
Assessed improvement
$2,570,400
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Units
30
Bathrooms
30
Total area
12,960 SF
Lot
0.14 ac (6,230 SF)
Zoning code
LAR4
APN
5153-005-028
UPID
US09-7157518
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
OFFICE BUILDING
Est. value
$6.5M
MEDICAL BUILDING
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.5M
RETAIL STORES
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Units
30
Bathrooms
30
Lot
0.14 ac
Current owner
From public records · entity-resolved
Union Drive 526 LLC
Entity
Mailing address
5676 RIVERDALE AVE STE #307, BRONX, NY 10471-0403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2025
$3,650,000
Union Drive 526 LLC
526 South Union Drive LLC
Grant Deed
$2,555,000 · Jpmorgan Chase Bank NA
May 7, 2024
—
526 S LLC
526 S LLC
Intrafamily Transfer
related
—
Dec 15, 2022
$4,200,000
526 S LLC
526 S Union Ave LLC
Grant Deed
$2,060,000 · Jpmorgan Chase Bank NA
Nov 17, 2020
—
526 S Union Ave LLC
—
Deed
related
$2,910,000 · Pacific Premier Bank
Sep 23, 2020
—
526 South Union Drive LLC
—
Deed
related
$3,180,000 · Jpmorgan Chase Bank NA
Apr 11, 2017
—
526 South Union Drive LLC
—
Deed
related
$3,135,000 · Jpmorgan Chase Bank NA
Aug 16, 2016
$3,100,000
526 S Union Ave LLC
Phooks LLC
Grant Deed
$1,886,000 · Opus Bank
Jun 16, 2014
$2,050,000
Phooks LLC
Swl Properties LLC
Grant Deed
$1,500,000 · Evertrust Bank
Jan 27, 2011
—
Swl Properties LLC
Swl INC
Quit Claim Deed
—
Oct 7, 2010
$300,000
Swl INC
14612 Wyandotte LLC
Grant Deed
—
Jul 2, 2008
$1,700,000
14612 Wyandotte LLC
Mchugh Family Trust
Grant Deed
$1,360,000 · Mchugh Family Trust
Jul 1, 2008
—
14612 Wyandotte LLC
Mchugh Family Trust
Grant Deed
$1,360,000 · Mchugh Family Trust
Aug 29, 2005
—
Mchugh Family Trust
Mchugh,frank
Quit Claim Deed
related
—
Jul 23, 1999
—
Frank Mchugh
Kunik,i
Grant Deed
related
—
Jun 10, 1994
—
Erez Fine
Rosenboum,n
Quit Claim Deed
related
—
Jun 10, 1994
$210,000
Kunik,izahk
Fine,erez
Trustees Deed
$250,000 · Individual
Sep 17, 1993
$500,000
Home Savings Of America
Young,david A &
Trustees Deed
related
—
—
—
Izahk Kunik
—
Deed Of Trust
related
$269,000 · Southern Pacific Thrift & Loan
—
—
Izahk Kunik
—
Deed Of Trust
related
$200,000 · Individual
—
—
Frank Mchugh
—
Deed Of Trust
related
$385,000 · Horne Jack & Murlene Trust
—
—
Phooks LLC
—
Deed Of Trust
related
$1,610,000 · Financial Ptrs Cu
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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