Individually Owned 
For Sale
1 / 17
$950,000
601 S Record Ave, Los Angeles, CA 90023
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Property summary
AI-generated overview
A mixed-use property configured for retail and residential use, featuring a ground-floor convenience market with a meat counter and an associated active alcohol license. The building is located on a high-visibility corner in the LCR4YY zoning district within a residential neighborhood. Above the retail space are two separate 1-bedroom, 1-bath units that function as additional income streams; both units are separately metered. One upper unit includes a private balcony, while the second has been legally converted into a permitted ADU, supporting either live-and-operate use or rental use depending on the operator’s plans.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1915
Construction
WOOD
Total area
2,256 SF
Lot
0.09 ac (3,766 SF)
Zoning code
LCR4YY
APN
5238-016-041
UPID
US09-6900255
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
-
Grocery & Convenience Store Food Market
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$490k
Owner & transaction history
since 2022
7 recorded transactions
Zoning & alternative use
LCR4YY · 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 34 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$490k
Value range
$441k – $539k
±10% around blend
Estimated value / SF
$217 / SF
Confidence
High
34 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$441k
blend $490k
$539k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,256 SF
Lot area
0.09 ac
Year built
1915
Stories
1
APN
5238-016-041
Zoning
LCR4YY
Assessed value
$520,200
Annual tax
$7,978
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,978
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$713k
Weighted, 20 comps · high confidence
Evidence
34 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.8 mi away · 2,493 SF
0.8 mi away · 2,751 SF
1.4 mi away · 2,432 SF
4.6 mi away · 1,740 SF
4.7 mi away · 2,376 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$490k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$204
+6%
Submarket 1102 sales
$300
-27%
County 2504 sales
$309
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $217/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
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 34 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
6.43%
Selected cap rate for this other investment properties
Derived from the Los Angeles market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.43%
9.0%
NOI (est.)
$61k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$950k
Move the market yield to see immediate price impact.
Value / SF
$421
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
5.93%6.43%6.93%
$55k
$927k
$855k
$793k
$61k
$1.03M
$950k
$882k
$67k
$1.13M
$1.05M
$970k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
34 found
High confidence · county-verified
Closest comparable
$575k
0.7 mi · Dec 2025 · $204/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,978
Tax year 2024
Assessed value
$520,200
Assessed 2024
Previous assessed
$520,200
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$280,908
Assessed improvement
$239,292
Applied tax rate
1.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1915
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Bathrooms
2
Total area
2,256 SF
Lot
0.09 ac (3,766 SF)
Zoning code
LCR4YY
APN
5238-016-041
UPID
US09-6900255
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR4YY · Los Angeles, CAZoning LCR4YY · permitted uses
LCR4YY · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1915
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Bathrooms
2
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCR4YY
Jurisdiction
Los Angeles, CA
Recorded code
LCR4YY
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LCR4YY 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.
Registration is required before the official district profile is shown.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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