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Property profile & analytics
OFF-MARKET
Office buildings
5651 Beverly Blvd, East Los Angeles, CA 90022-2803
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6487822
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
1,250 SF
Lot
0.06 ac (2,531 SF)
Zoning code
LCC3*
APN
5249-020-015
UPID
US09-6487822
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
Stephen Robert Santillan · 1 yrs held
Stephen Robert Santillan
since 2025
6 recorded transactions
Zoning & alternative use
LCC3* · East 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 East Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$3,527
Tax year 2024
Assessed value
$148,751
Assessed 2024
Previous assessed
$148,751
+0.0% YoY
Effective rate
2.37%
On assessed value
Assessed land
$34,122
Assessed improvement
$114,629
Applied tax rate
1.0000
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
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
1,250 SF
Lot
0.06 ac (2,531 SF)
Zoning code
LCC3*
APN
5249-020-015
UPID
US09-6487822
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · East Los Angeles, CA
Zoning LCC3* · permitted uses
LCC3* · East Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Los Angeles. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
Stephen Robert Santillan
Individual
Free & Clear · 1 yrs held
Mailing address
405 W KENOAK DR, COVINA, CA 91723-1810
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2025
—
Stephen Robert Santillan
Stephen Robert Santillan
Deed
related
—
May 4, 2022
—
Stephen Santillan
Stephen Santillan
Intrafamily Transfer
related
—
Jun 9, 2021
—
Stephen Santillan
Abelino Aragon
Affidavit Death Of Trustee/successor Trustee
—
Apr 21, 2021
—
Stephen Santillan
Odelia Aragon
Affidavit Death Of Trustee/successor Trustee
—
Jun 19, 2014
—
Aragon 2014 Family Trust
Aragon,abelino
Quit Claim Deed
related
—
Feb 4, 2009
—
Aragon 2008 Trust
Aragon,odelia
Quit Claim Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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