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Property profile & analytics
OFF-MARKET
Estimated value
$3,205,000
Medical Office Space
635 Westlake Ave Los Angeles, CA 90057-3525
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6477691
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1939
Construction
WOOD
Total area
6,400 SF
Lot
0.17 ac (7,488 SF)
Zoning code
LAC4
APN
5141-001-014
UPID
US09-6477691
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
-
Dr. Josefina B. Viste, MD Pediatrician Physician
-
Moreno Medical Clinic Medical Clinic
-
Ernesto E. Magdaleno, PA Physician
-
Henlee Xpress Check Cashing
-
Ananda Medical Group Medical Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.21M
Owner & transaction history
The Morenos Revocable Living Trust
The Morenos Revocable Living Trust
since 2026
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.3M
+80.6%
Auto repair, garage
$3.5M
+19.3%
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
$3,785,000
ML approach
$3,570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,915,000
Current use
RESTAURANT
$5,265,000
Change: +81% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,480,000
Change: +19% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,710,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$2,630,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$2,545,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$3.21M
Range $2.88M – $3.53M · ±10% · vs last sale $2.75M (Apr 10 2020)
Last sale anchor
$2.75M
Apr 10 2020
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
$501 / 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
$36,239
Tax year 2024
Assessed value
$2,948,553
Assessed 2024
Previous assessed
$2,948,553
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,412,454
Assessed improvement
$536,099
Applied tax rate
12.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1939
Construction
WOOD
Heating
NONE
Stories
2
Total area
6,400 SF
Lot
0.17 ac (7,488 SF)
Zoning code
LAC4
APN
5141-001-014
UPID
US09-6477691
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · 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
MEDICAL BUILDING Current
Est. value
$2.9M
RESTAURANT
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1939
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
The Morenos Revocable Living Trust
Trust
Mailing address
9319 SAN ANTONIO AVE, SOUTH GATE, CA 90280-4529
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2026
—
The Morenos Revocable Living Trust
Carlos Adolfo Moreno SR.
Deed
related
—
Mar 5, 2026
—
Carlos Moreno SR.
Carlos Moreno SR.
Deed
related
—
Apr 30, 2024
—
Carlos Adolfo Moreno SR.
—
Deed
related
$1,950,000 · Velocity Commercial Capital LLC
Jan 28, 2021
—
Moreno Carlos SR.
—
Deed
related
$1,800,000 · Kevin K Xu
Apr 10, 2020
$2,750,000
Moreno Carlos SR.
Fernanda M Barreto
Grant Deed
$1,800,000 · Kevin K Xu
Apr 27, 2018
—
Fernanda M Barreto
—
Deed
related
$1,375,000 · Orrin Kohon
Aug 29, 2017
—
Fernanda M Barreto
Barreto,fernanda
Quit Claim Deed
related
$1,100,000 · Val-chris Invs
Aug 21, 2007
—
Fernando Barreto
Mossmann,sylvia
Quit Claim Deed
related
$500,000 · Kaiser Federal Bank
Sep 11, 2003
$500,000
Sylvia Mossman
Santos,nilson A & Raymunda F
Grant Deed
$500,000 · Nilson A & Raymunda F Santos
Apr 14, 2000
—
Nilson A Santos
Barreto,f
Grant Deed
related
—
—
—
Fernanda M Barreto
—
Deed Of Trust
related
$100,000 · Jack L Weiss
—
—
Fernanda M Barreto
—
Deed Of Trust
related
$1,375,000 · Orrin Kohon
—
—
Moreno Carlos SR.
—
Deed Of Trust
related
$1,800,000 · Kevin K Xu
—
—
Sylvia Mossmann
—
Deed Of Trust
related
$400,000 · Jack L Weiss
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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