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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Investment properties
6525 Western Ave Los Angeles, CA 90047-1812
Entity Owned
~
Est. High Equity
Property ID
US10-0492689
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Construction
TILT-UP CONCRETE
Total area
6,496 SF
Lot
0.13 ac (5,589 SF)
Zoning code
LAC2
APN
6016-010-018
UPID
US10-0492689
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
-
The Avenue Salon Hair Salon Nail Salon
-
TAS Makeup Academy Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.20M
Owner & transaction history
Euphoria Investments LLC
Euphoria Investments LLC
since 2025
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.8M
+27.1%
Warehouse, storage
$1.8M
+25.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,445,000
Current use
INDUSTRIAL (GENERAL)
$1,840,000
Change: +27% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,815,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $800k (Aug 4 2025)
Last sale anchor
$800k
Aug 4 2025
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
$185 / 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
$18,612
Tax year 2024
Assessed value
$1,479,000
Assessed 2024
Previous assessed
$1,479,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,264,800
Assessed improvement
$214,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
6,496 SF
Lot
0.13 ac (5,589 SF)
Zoning code
LAC2
APN
6016-010-018
UPID
US10-0492689
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Euphoria Investments LLC
Entity
Mailing address
6525 S WESTERN AVE, LOS ANGELES, CA 90047-1812
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2025
$800,000
Euphoria Investments LLC
Western Avenue Community Dev Corp
Grant Deed
$600,000 · Demerjian Family Trust
Feb 6, 2025
—
The Western Avenue Community Develo
Greater Liberty Bible Chr Of Los An
Grant Deed
—
Jan 14, 2025
—
Greater Liberty Bible Chr Of Los An
Greater Liberty Bible Chr Of Los An
Deed
related
—
Mar 11, 2024
—
Greater Liberty Baptist Chr Of Los
—
Deed
related
$1,545,000 · Fci Lender Services
Jun 22, 2023
—
Brian Wesley Peters
Regina Peters
Affidavit Death Of Trustee/successor Trustee
related
$1,175,000 · Rathnew Corporation
Nov 17, 2022
—
Greater Liberty Bible Church Of Los
Greater Liberty Baptist Church Of L
Intrafamily Transfer
related
—
Aug 2, 1999
—
Greater,liberty Baptist C
Peters,t & R
Grant Deed
related
—
Dec 31, 1992
$248,000
Theodore Peters
Comercial Financ
Grant Deed
$198,000 · Seller
Jul 7, 1992
$168,000
Commercial Finance Center
Singleton,shawyn
Trustees Deed
related
—
Nov 15, 1989
$240,000
Singleton Shawyn
Mitchell John C
Grant Deed
$138,187 · Mitchell J C&l M
—
—
Singleton Shawyn
—
Deed Of Trust
related
$175,000 · Individual
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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