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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Retail space
655 Hope St Los Angeles, CA 90017-3237
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-0098040
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
STEEL FRAME
Total area
7,890 SF
Lot
0.27 ac (11,674 SF)
Zoning code
LAC2
APN
5144-006-031
UPID
US10-0098040
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
-
Sylva & Cie (Bike/Boat/Book/etc) Store
-
Liya Gole International Makeup School And Studio Cosmetic Store
-
Elara Luxury Real Estate, LLC Real Estate Agency
-
Lightfoot Vandevelde Sadowsky Law Firm
-
Micro Biz Solutions LLC Business Service Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.32M
Owner & transaction history
Quality Living Services INC
Quality Living Services INC
since 2026
3 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.6M
+11.0%
Neighborhood: shopping center
$3.3M
+3.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,050,000
6.5%
$2,815,000
7%
$2,615,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,240,000
Current use
MEDICAL BUILDING
$3,595,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,340,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±10%
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
$293 / 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
$95,786
Tax year 2024
Assessed value
$7,839,508
Assessed 2024
Previous assessed
$7,839,508
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,163,285
Assessed improvement
$5,676,223
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Construction
STEEL FRAME
Heating
NONE
Units
3
Total area
7,890 SF
Lot
0.27 ac (11,674 SF)
Zoning code
LAC2
APN
5144-006-031
UPID
US10-0098040
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
RETAIL STORES Current
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
STEEL FRAME
Heating
NONE
Units
3
Lot
0.27 ac
Current owner
From public records · entity-resolved
Quality Living Services INC
Entity
Free & Clear · 0 yrs held
Mailing address
233 W NAOMI AVE, ARCADIA, CA 91007-6912
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2026
$960,000
Quality Living Services INC
Belford Manor Limited Partnership
Grant Deed
—
May 16, 2014
$6,523,500
Belford Manor Limited Partnership
Seck Group LLC
Grant Deed
$3,660,000 · Logix FCU
Jun 7, 2012
—
Hope Street Condo Assn 655
Seck Group LLC
Grant Deed
—
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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