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Property profile & analytics
OFF-MARKET
Assisted living facilities
5635 64th St Los Angeles, CA 90056-2235
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8501676
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1961
Construction
WOOD
Total area
3,524 SF
Lot
0.21 ac (9,172 SF)
Zoning code
LCR1YY
APN
4101-019-020
UPID
US09-8501676
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
West Bay Housing Corp · 13 yrs held
West Bay Housing Corp
since 2012
7 recorded transactions
Zoning & alternative use
LCR1YY · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,276
Tax year 2024
Assessed value
$1,062,134
Assessed 2024
Previous assessed
$1,062,134
+0.0% YoY
Effective rate
0.21%
On assessed value
Assessed land
$549,068
Assessed improvement
$513,066
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Rooms
16
Bathrooms
5
Total area
3,524 SF
Lot
0.21 ac (9,172 SF)
Zoning code
LCR1YY
APN
4101-019-020
UPID
US09-8501676
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR1YY · Los Angeles, CA
Zoning LCR1YY · permitted uses
LCR1YY · 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.
Building & site characteristics
From public records
Year built
1961
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Rooms
16
Bathrooms
5
Lot
0.21 ac
Current owner
From public records · entity-resolved
West Bay Housing Corp
Entity
Mailing address
854 FOLSOM ST STE #405, SAN FRANCISCO, CA 94107-1123
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2012
$900,000
West Bay Housing Corp
Alexander Monte & M Trust
Grant Deed
$720,000 · Bank Of Guam
Mar 1, 2012
—
Alexander M & M Family Trust
Alexander,monte A & Marvene
Quit Claim Deed
related
—
Feb 29, 2012
—
Monte A Alexander
Alexander M & M Trust
Quit Claim Deed
related
$373,000 · Interbank Mortgage
Apr 2, 2004
—
Alexander,tr
Alexander,monte A & Marvene
Quit Claim Deed
related
—
Aug 31, 1999
$530,000
Monte A Alexander
Finley Trust
Grant Deed
$424,000 · Downey S & L (wholesale)
Dec 30, 1993
—
Finley,benjamin F Trustee
Finley,b F&g A
Quit Claim Deed
related
—
Jun 10, 1993
—
Benjamin F Finley
Finley Trust
Quit Claim Deed
related
$240,000 · Mortgage Correspondents Il
Apr 21, 1989
—
Finley Fmly Tr
Finley Benjamin
Quit Claim Deed
related
—
—
—
Monte A Alexander
—
Deed Of Trust
related
$420,000 · National City Mortgage Co
—
—
Monte A Alexander
—
Deed Of Trust
related
$420,000 · Greenpoint Mortgage Funding
—
—
Monte A Alexander
—
Deed Of Trust
related
$416,000 · Bank Of America
—
—
Finely Trust
—
Deed Of Trust
related
$100,000 · Hughes Aircraft Employees FCU
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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