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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Investment properties
658 Arbor Vitae St Inglewood, CA 90301-3160
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-7669829
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Construction
WOOD
Total area
1,988 SF
Lot
0.09 ac (3,979 SF)
Zoning code
INC2YY
APN
4023-003-035
UPID
US09-7669829
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
$355k
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$393k
Blend (final)
Blend
$505k
Owner & transaction history
The Bella Mia Revocable Living Trus · 4 yrs held
The Bella Mia Revocable Living Trus
since 2021
7 recorded transactions
Zoning & alternative use
INC2YY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$705,000
+28.5%
Office building
$670,000
+21.4%
Warehouse, storage
$585,000
+6.2%
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 Inglewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inglewood 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
$355,000
CAP Approach
CAP Return
Estimation
6%
$570,000
6.5%
$530,000
7%
$490,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$550,000
Current use
RETAIL STORES
$705,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$670,000
Change: +21% · Conversion: Easy
WAREHOUSE, STORAGE
$585,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$254 / 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
$7,400
Tax year 2024
Assessed value
$541,008
Assessed 2024
Previous assessed
$541,008
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$379,746
Assessed improvement
$161,262
Applied tax rate
4.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
CENTRAL
Buildings
2
Stories
1
Total area
1,988 SF
Lot
0.09 ac (3,979 SF)
Zoning code
INC2YY
APN
4023-003-035
UPID
US09-7669829
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
INC2YY · Inglewood, CA
Zoning INC2YY · permitted uses
INC2YY · Inglewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inglewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$550,000
RETAIL STORES
Est. value
$705,000
OFFICE BUILDING
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$585,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1925
Construction
WOOD
Heating
CENTRAL
Stories
1
Buildings
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
The Bella Mia Revocable Living Trus
Individual
Free & Clear · 4 yrs held
Mailing address
658 W ARBOR VITAE ST, INGLEWOOD, CA 90301-3160
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2021
—
The Bella Mia Revocable Living Trus
Martha Padilla
Grant Deed
—
May 16, 2019
—
Mario Franco
—
Deed
related
$388,700 · Royal Pacific Funding Corp
May 9, 2018
—
Mario Franco
Franco,elizabeth A
Quit Claim Deed
related
—
May 9, 2018
$520,000
Mario Franco
De Silva,dinesh & Harshini
Grant Deed
$364,000 · Fidelity Bancorp
Oct 1, 2004
$356,318
Dinesh C Desilva
Schmelka,louise V
Grant Deed
$243,750 · Interbay Funding LLC
—
—
Louise V Schmelka
—
Deed Of Trust
related
$50,000 · Vip Trust Deed Co
Oct 26, 1964
$32,500
Louise V Schmelka
—
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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