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Property profile & analytics
OFF-MARKET
Estimated value
$10,765,000
Assisted living facilities
6054 Franklin Ave Los Angeles, CA 90028-5521
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7843871
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1971
Construction
WOOD
Total area
32,345 SF
Lot
0.5 ac (21,720 SF)
Zoning code
LAR3
APN
5586-026-027
UPID
US09-7843871
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
-
Hollywood Royale Garden Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.18M
Blend (final)
Blend
$10.77M
Owner & transaction history
Jk 654 Franklin Avenue LLC · 3 yrs held
Jk 654 Franklin Avenue LLC
since 2023
Last sale
$12.5M
7 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$17.6M
+97.9%
Office building
$16.2M
+82.8%
Medical building
$14.7M
+65.9%
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
$11,040,000
ML approach
$8,615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,885,000
Current use
AUTO REPAIR, GARAGE
$17,580,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$16,235,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$14,735,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,700,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$13,280,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,690,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$10.77M
Range $9.69M – $11.84M · ±10% · vs last sale $12.50M (Mar 6 2023)
Last sale anchor
$12.50M
Mar 6 2023
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
$333 / 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
$78,305
Tax year 2024
Assessed value
$6,236,815
Assessed 2024
Previous assessed
$6,236,815
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,621,845
Assessed improvement
$2,614,970
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1971
Construction
WOOD
Heating
NONE
Stories
1
Units
63
Bathrooms
67
Total area
32,345 SF
Lot
0.5 ac (21,720 SF)
Zoning code
LAR3
APN
5586-026-027
UPID
US09-7843871
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Los Angeles, CA
Zoning LAR3 · permitted uses
LAR3 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$17.6M
OFFICE BUILDING
Est. value
$16.2M
MEDICAL BUILDING
Est. value
$14.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.7M
RETAIL STORES
Est. value
$13.3M
COMMERCIAL (GENERAL)
Est. value
$9.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
1971
Construction
WOOD
Heating
NONE
Stories
1
Units
63
Bathrooms
67
Lot
0.5 ac
Current owner
From public records · entity-resolved
Jk 654 Franklin Avenue LLC
Entity
Mailing address
3250 WILSHIRE BLVD STE #1805, LOS ANGELES, CA 90010-1606
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2023
$12,500,000
Jk 654 Franklin Avenue LLC
6054 Franklin Avenue Holdings LLC
Grant Deed
$8,150,000 · Hanmi Bank
Feb 28, 2017
—
6054 Franklin Avenue Holdings LLC
—
Deed
related
$728,000 · Hanmi Bank
Oct 29, 2012
—
6054 Franklin Avenue Holdings
Tverdovsky,oleg
Quit Claim Deed
related
—
Jul 1, 2010
$748,000
Oleg Tverdovsky
Hollywood Care INC
Grant Deed
$3,952,163 · Hollywood Care INC
Jul 1, 2010
—
Oleg Tverdovsky
Tverdovskaya,natalia
Quit Claim Deed
related
—
Jan 22, 2008
$5,500,000
Hollywood Care INC
6054 Franklin LLC
Grant Deed
$2,750,000 · Centerbank
Jan 22, 2008
—
Sonn B Choi
Choi,jai J
Quit Claim Deed
related
—
Sep 18, 1997
—
Gast,deanna Trustee
Gast,d
Quit Claim Deed
related
—
Nov 8, 1996
—
Sharina Isles
Isles,r
Quit Claim Deed
related
—
Mar 19, 1996
—
Randall S Davis
Davis,r S
Quit Claim Deed
related
—
Dec 15, 1993
—
Michelle M Rossner
Rossner,a
Quit Claim Deed
related
—
Dec 3, 1993
—
Lennye F Isles
Davis,l
Quit Claim Deed
related
—
Dec 2, 1988
$220,000
Paul M Iracki
Exchange Servs
Trustees Deed
$198,000 · Weyerhaeuser Mortgage Co
Jan 8, 1988
$166,000
Yang Manying
Schul
Grant Deed
related
$124,425 · Western Federal Savings & Loan
Sep 2, 1971
—
Jona|kest Sol Goldrich
—
Grant Deed
related
—
—
—
6054 Franklin Avenue Holdings
—
Loan Modification
related
—
—
—
Oleg Tverdovsky
—
Deed Of Trust
related
$2,800,000 · Hanmi Bank
—
—
6054 Franklin Avenue Holdings
—
Deed Of Trust
related
$2,634,000 · Hanmi Bank
—
—
6054 Franklin Avenue Holdings
—
Deed Of Trust
related
$4,942,000 · Hanmi Bank
—
—
Paul M Iracki
—
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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