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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Apartment buildings
649 Leonard Ave Los Angeles, CA 90022-3533
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-7321916
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
3,900 SF
Lot
0.12 ac (5,293 SF)
Zoning code
LCR35000*
APN
6342-022-032
UPID
US09-7321916
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
$910k
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
$985k
Blend (final)
Blend
$950k
Owner & transaction history
Northside Properties LLC · 6 yrs held
Northside Properties LLC
since 2020
Last sale
$950,009
7 recorded transactions
Zoning & alternative use
LCR35000* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+41.9%
Office building
$945,000
+23.1%
Retail stores
$880,000
+14.2%
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
$865,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
$1,360,000
6.5%
$1,255,000
7%
$1,165,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$770,000
Current use
WAREHOUSE, STORAGE
$1,090,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$945,000
Change: +23% · Conversion: Moderate
RETAIL STORES
$880,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$695,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Feb 3 2020)
Last sale anchor
$950k
Feb 3 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
$244 / 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
$14,602
Tax year 2024
Assessed value
$1,018,589
Assessed 2024
Previous assessed
$1,018,589
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$536,099
Assessed improvement
$482,490
Applied tax rate
6.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
5
Total area
3,900 SF
Lot
0.12 ac (5,293 SF)
Zoning code
LCR35000*
APN
6342-022-032
UPID
US09-7321916
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR35000* · Los Angeles, CAZoning LCR35000* · permitted uses
LCR35000* · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$770,000
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$945,000
RETAIL STORES
Est. value
$880,000
COMMERCIAL (GENERAL)
Est. value
$695,000
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1963
Construction
WOOD
Heating
NONE
Units
5
Bathrooms
5
Lot
0.12 ac
Current owner
From public records · entity-resolved
Northside Properties LLC
Entity
Mailing address
PO BOX 734, SAN GABRIEL, CA 91778-0734
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2020
$950,000
Northside Properties LLC
Slevkov Jacob 2009 F/tr
Grant Deed
$735,000 · Financial Ptrs Cu
May 9, 2019
—
Jacob Slevkov Family Trust
Jacob Slevkov Fmtr A Living Trust
Intrafamily Transfer
related
$600,000 · Luther Burbank Savings
Dec 24, 2009
—
Slevkov Jacob Fam Living Trust
Slevkov,jacob
Quit Claim Deed
related
—
Jun 6, 2006
—
Jacob Slevkov
Slevkov,jacob
Quit Claim Deed
related
—
Dec 28, 2005
$575,000
Jacob Slevkov
Camacho Manuel S Trust
Grant Deed
—
Dec 28, 2005
—
John Slevkov
Slevkov,fenia
Quit Claim Deed
related
—
May 18, 1992
—
Camacho Manuel S Tr
—
Deed Of Trust
related
—
Dec 14, 1962
—
—
—
Grant 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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