5615 Pico Blvd Los Angeles, CA 90019-3835
Individually Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$945k
Range $851k – $1.04M (±10%)
Property ID
US10-0453055
Property summary
AI-generated overview
This exceptional Los Angeles development opportunity encompasses five contiguous lots totaling approximately 17,097 square feet at 5615 W Pico Blvd. Zoned C4-1-O | TOC (Tier 2), this prime Mid-City location allows for the construction of approximately 45 units as-of-right, with potential for up to 74 units utilizing the TOC density bonus. The site boasts approximately 165 feet of frontage on W Pico Blvd. Currently, a 4,077 square foot office building is on the property. Importantly, the absence of existing rental units eliminates Rent Stabilization Ordinance concerns. This "Walker's Paradise" location (Walk Score of 91) offers unparalleled access to vibrant dining, cultural attractions (LACMA, Little Ethiopia, etc.), and major transportation arteries, including the 10 and 101 freeways and nearby subway stations. Proximity to Downtown LA, the San Fernando Valley, Silicon Beach, and LAX further enhances its appeal. The asking price is $5,995,000, with a land value of $351 per square foot. APN: 5085-027-001; 5085-027-002; 5085-027-003; 5085-027-004; 5085-027-005.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1948
Construction
TILT-UP CONCRETE
Total area
4,077 SF
Lot
0.12 ac (5,210 SF)
Zoning code
LAC4
APN
5085-027-005
UPID
US10-0453055
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Psychotherapist
-
Marriage Or Relationship Counselor
-
Medical Clinic
-
Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$968k
Blend (final)
Blend
$945k
Owner & transaction history
since 2021
Last sale
$975,000
1 recorded transaction
Zoning & alternative use
LAC4 · Los Angeles, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$945k
Value range
$851k – $1.04M
±10% around blend
Estimated value / SF
$232 / SF
Confidence
High
14 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$851k
blend $945k
$1.04M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,077 SF
Lot area
0.12 ac
Year built
1948
Stories
1
APN
5085-027-005
Assessed value
$397,783
Annual tax
$529
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.70M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.0 mi away · 5,000 SF
3.0 mi away · 4,028 SF
4.2 mi away · 5,176 SF
5.2 mi away · 4,950 SF
5.8 mi away · 3,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$945k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 585 sales
$502
-54%
County 2758 sales
$449
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $232/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$975k
Move the market yield to see immediate price impact.
Value / SF
$239
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$61k
$1.23M
$877k
$683k
$68k
$1.37M
$975k
$758k
$75k
$1.50M
$1.07M
$834k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$1.68M
2.3 mi · Nov 2025 · $322/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$529
Tax year 2024
Assessed value
$397,783
Assessed 2024
Previous assessed
$397,783
+0.0% YoY
Effective rate
0.13%
On assessed value
Assessed land
$71,353
Assessed improvement
$326,430
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,077 SF
Lot
0.12 ac (5,210 SF)
Zoning code
LAC4
APN
5085-027-005
UPID
US10-0453055
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CAZoning LAC4 · permitted uses
LAC4 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC4
Jurisdiction
Los Angeles, CA
Recorded code
LAC4
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LAC4 in Los Angeles, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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