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Property profile & analytics
OFF-MARKET
Estimated value
$3,960,000
Commercial real estate
5630 Melrose Ave Los Angeles, CA 90038-3915
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0472956
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1925
Construction
TILT-UP CONCRETE
Total area
10,278 SF
Lot
0.26 ac (11,269 SF)
Zoning code
LAC2
APN
5523-013-001
UPID
US10-0472956
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
-
Awan Grocery & Convenience Store Specialty Food Shop
-
Dayglow Cafe & Coffee Shop
-
Nice Cooling & Heating Melrose HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.20M
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.96M
Owner & transaction history
Larchmont Place LLC · 7 yrs held
Larchmont Place LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$3,470,000
6.5%
$3,200,000
7%
$2,975,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,415,000
Current use
AUTO REPAIR, GARAGE
$5,585,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$5,160,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$3.96M
Range $3.56M – $4.36M · ±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
$385 / 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
$86,819
Tax year 2024
Assessed value
$7,108,695
Assessed 2024
Previous assessed
$7,108,695
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$5,686,957
Assessed improvement
$1,421,738
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,278 SF
Lot
0.26 ac (11,269 SF)
Zoning code
LAC2
APN
5523-013-001
UPID
US10-0472956
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
$6.4M
AUTO REPAIR, GARAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.2M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Larchmont Place LLC
Entity
Mailing address
1425 N CAHUENGA BLVD, LOS ANGELES, CA 90028-8125
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2019
$6,300,000
Larchmont Place LLC
Debra Leonian Perry
Grant Deed
$4,000,000 · Ctbc Bank Corp USA
Dec 1, 2014
—
Debra Leonian-perry
Perry,roger
Quit Claim Deed
related
—
Dec 1, 2014
$455,000
David M Leonian
David M Leonian
Intrafamily Transfer
related
$500,000 · Provident Savings Bank Fsb
Feb 25, 2008
—
Leonian Marci D Trust
Leonian,marci
Quit Claim Deed
related
—
Nov 21, 2002
—
Leon Leonian
Leonian,l M
Quit Claim Deed
related
—
Aug 25, 1994
—
Leonian,david M Tr Et Al&david
—
Deed Of Trust
related
—
Mar 11, 1993
—
Leonian Dorothy P Decd Est Of
—
Deed Of Trust
related
—
Apr 18, 1990
—
Lyman
—
Deed Of Trust
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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