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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
5328 Beverly Blvd Los Angeles, CA 90022-2104
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6468457
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1961
Construction
WOOD
Total area
2,006 SF
Lot
0.06 ac (2,590 SF)
Zoning code
LCC3*
APN
6341-002-007
UPID
US09-6468457
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
-
La Moda Beauty Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$551k
Blend (final)
Blend
$550k
Owner & transaction history
M & A Management Group LLC · 3 yrs held
M & A Management Group LLC
since 2023
Last sale
$615,006
6 recorded transactions
Zoning & alternative use
LCC3* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$915,000
+156.2%
Neighborhood: shopping center
$850,000
+138.2%
Warehouse, storage
$560,000
+57.3%
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
$545,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
$575,000
6.5%
$530,000
7%
$495,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$355,000
Current use
MEDICAL BUILDING
$915,000
Change: +156% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$850,000
Change: +138% · Conversion: Difficult
WAREHOUSE, STORAGE
$560,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: +36% · Conversion: Easy
RETAIL STORES
$450,000
Change: +27% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $615k (Apr 5 2023)
Last sale anchor
$615k
Apr 5 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
$274 / 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
$9,074
Tax year 2024
Assessed value
$627,300
Assessed 2024
Previous assessed
$627,300
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$170,340
Assessed improvement
$456,960
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 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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,006 SF
Lot
0.06 ac (2,590 SF)
Zoning code
LCC3*
APN
6341-002-007
UPID
US09-6468457
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Los Angeles, CA
Zoning LCC3* · permitted uses
LCC3* · 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
COMMERCIAL (GENERAL) Current
Est. value
$355,000
MEDICAL BUILDING
Est. value
$915,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$850,000
WAREHOUSE, STORAGE
Est. value
$560,000
OFFICE BUILDING
Est. value
$485,000
RETAIL STORES
Est. value
$450,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
M & A Management Group LLC
Entity
Mailing address
558 E BENBOW ST, COVINA, CA 91722-2906
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
Apr 5, 2023
$615,000
M & A Management Group LLC
Richard Wilbur Stevenson
Grant Deed
$307,500 · Jpmorgan Chase Bank NA
Apr 5, 2023
—
M & A Management Group LLC
—
Deed
related
$254,000 · California Statewide Certified Developem
Aug 31, 2020
—
Richard W Stevenson
Sylvia Lew
Quit Claim Deed
related
—
Aug 14, 2015
$312,500
Sylvia Lew
Cabuto C Living Trust
Grant Deed
—
Sep 4, 2008
—
Cabuto Consuelo Living Trust
Cabuto,consuelo
Quit Claim Deed
related
—
May 9, 1961
—
Consuelo V Cabuto
—
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.
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