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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Office buildings
5501 Pacific Blvd Huntington Park, CA 90255-2534
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8490604
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1964
Construction
WOOD
Total area
6,487 SF
Lot
0.24 ac (10,413 SF)
Zoning code
HPM2*
APN
6309-013-005
UPID
US09-8490604
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
$1.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.49M
Owner & transaction history
5501 Pacific Holdings LLC · 2 yrs held
5501 Pacific Holdings LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
HPM2* · Huntington Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.9M
+42.5%
Retail stores
$1.5M
+11.2%
Apartment house (5+ units)
$1.5M
+8.6%
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 Huntington Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington Park 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
$1,490,000
ML approach
$1,510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,340,000
Current use
WAREHOUSE, STORAGE
$1,905,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$1,490,000
Change: +11% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,455,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.45M (Dec 21 2023)
Last sale anchor
$1.45M
Dec 21 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
$229 / 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
$23,272
Tax year 2024
Assessed value
$1,450,000
Assessed 2024
Previous assessed
$1,450,000
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$800,000
Assessed improvement
$650,000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
6,487 SF
Lot
0.24 ac (10,413 SF)
Zoning code
HPM2*
APN
6309-013-005
UPID
US09-8490604
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HPM2* · Huntington Park, CA
Zoning HPM2* · permitted uses
HPM2* · Huntington Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Huntington Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
5501 Pacific Holdings LLC
Entity
Mailing address
23 E BEVERLY BLVD, MONTEBELLO, CA 90640
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2025
—
5501 Pacific Holding LLC
—
Deed
related
$750,936 · Jpmorgan Chase Bank NA
Nov 10, 2025
—
5501 Pacific Holdings LLC
—
Deed
related
$557,000 · Advantage Certified Development Corporat
Dec 21, 2023
$1,450,000
5501 Pacific Holdings LLC
Sandlor Properties INC
Grant Deed
$965,488 · Jpmorgan Chase Bank NA
Apr 17, 2017
$12,000,000
Sandlor Properties INC
Octavio W Arana
Grant Deed
$920,000 · Zb NA
Jun 20, 2003
$687,500
Octavio W Arana
Aliav,ben & Aliza
Grant Deed
$515,625 · Wells Fargo Bank
May 17, 2002
$390,000
Ben Aliav
Stone Sam INC
Grant Deed
$536,250 · Washington Mutual Fsb
Jun 9, 2000
$263,000
Stone Sam INC
Brothers Trust
Grant Deed
$182,000 · Mcalister Investments INC
Aug 7, 1997
$392,888
Brothers Trust
Ayala,gilbert A & Maria F
Trustees Deed
—
Jan 17, 1997
—
Ayala Gilbert A
Ayala,g A & M F
Quit Claim Deed
related
—
Mar 4, 1993
$315,000
Gilbert A Ayala
Brothers Trust
Grant Deed
$370,000 · Brothers Trust
—
—
Stone Sam INC
—
Deed Of Trust
related
$364,000 · Mcalister Investments INC
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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