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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Office buildings
5335 Olympic Blvd, Los Angeles, CA 90022
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8452317
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Total area
7,333 SF
Lot
0.22 ac (9,750 SF)
Zoning code
LCC3*
APN
6340-008-021
UPID
US09-8452317
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.41M
Owner & transaction history
Ali Shahalayi · 1 yrs held
Ali Shahalayi
since 2024
7 recorded transactions
Zoning & alternative use
LCC3* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.1M
+15.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,780,000
Current use
WAREHOUSE, STORAGE
$2,050,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$1,650,000
Change: -7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,445,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±10%
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
$192 / 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
$14,954
Tax year 2024
Assessed value
$978,136
Assessed 2024
Previous assessed
$978,136
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$333,259
Assessed improvement
$644,877
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1962
Heating
NONE
Stories
1
Total area
7,333 SF
Lot
0.22 ac (9,750 SF)
Zoning code
LCC3*
APN
6340-008-021
UPID
US09-8452317
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
OFFICE BUILDING Current
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1962
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Ali Shahalayi
Individual
Mailing address
1653 VIA ARRIBA, PALOS VERDES ESTATES, CA 90274-1259
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Ali Shahalayi
Ali Shahalayi
Deed
related
$315,000 · Commercial Bank Of Ca
Aug 24, 2017
—
Ali Shahalayi
—
Deed
related
$359,000 · Citizens Business Bank
Aug 16, 2006
—
Shahalayi Family Trust
Shahalayi,ali & Chaye
Quit Claim Deed
related
—
Jun 1, 1994
$320,000
Ali Shahalayi
Countrywide Fund
Grant Deed
$224,070 · Countrywide Funding Corp
Apr 7, 1992
$576,000
Countrywide Fund
Tripp,m Gaylord
Trustees Deed
related
$575,340
Jun 5, 1989
—
Tripp M G
Tripp Merrill G
Quit Claim Deed
related
—
—
—
Tripp M G
—
Deed Of Trust
related
$507,000 · Bayside Finl
—
—
Ali Shahalayi
—
Deed Of Trust
related
$500,000 · Far East National Bank
—
—
Ali Shahalayi
—
Deed Of Trust
related
$500,000 · First Coastal 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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