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Property profile & analytics
OFF-MARKET
Estimated value
$13,415,000
Grocery and convenience stores
670 Western Ave, Los Angeles, CA 90005-3024
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7259817
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1997
Construction
TILT-UP CONCRETE
Total area
46,760 SF
Lot
1.34 ac (58,462 SF)
Zoning code
LAR1
APN
5093-006-029
UPID
US09-7259817
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
-
Ralphs Pharmacy Pharmacy
-
Wells Fargo Bank Bank Loan Service
-
Ralph's Money Services Bank Credit Union
-
B'HChimney&DryerVentCleaning General Contractor Renovation Specialist
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.42M
Owner & transaction history
Hkby LLC · 18 yrs held
Hkby LLC
since 2007
7 recorded transactions
Zoning & alternative use
LAR1 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$21.3M
+11.0%
Neighborhood: shopping center
$19.8M
+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%
$18,085,000
6.5%
$16,695,000
7%
$15,500,000
Alternative Use
Use
Estimation
RETAIL STORES
$19,200,000
Current use
MEDICAL BUILDING
$21,300,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,805,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$13.42M
Range $12.07M – $14.76M · ±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
$287 / 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
$333,849
Tax year 2024
Assessed value
$27,171,863
Assessed 2024
Previous assessed
$27,171,863
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$15,066,865
Assessed improvement
$12,104,998
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
46,760 SF
Lot
1.34 ac (58,462 SF)
Zoning code
LAR1
APN
5093-006-029
UPID
US09-7259817
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Los Angeles, CA
Zoning LAR1 · permitted uses
LAR1 · 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
$19.2M
MEDICAL BUILDING
Est. value
$21.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.8M
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
Hkby LLC
Entity
Mailing address
20258 VIA MEDICI, PORTER RANCH, CA 91326-4059
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jun 24, 2025
—
Hkby LLC
—
Deed
related
$8,888,000 · Hanmi Bank
Nov 13, 2007
$7,052,500
Hkby LLC
Ohearn Of Wiltern Properties LLC
Grant Deed
$14,145,000 · Lasalle Bk Series 2006-cd1 (te
Jul 23, 1999
—
Ohearn/wiltern Properties LLC
670 S Western Ave LLC
Grant Deed
related
—
Dec 10, 1998
—
3780 Wilshire Blvd LLC
General Electric Credit Equiti
Grant Deed
$18,000,000 · Prosper Levy
Oct 21, 1998
$7,800,000
Electric Credit Equiti
Wiltern Associates
Trustees Deed
related
—
Sep 17, 1998
$7,800,000
Electric Credit Equiti
Wiltern Associates
Trustees Deed
related
—
Dec 9, 1997
$34,000
Richard Sohn
Federal Depository Ins Corp
Grant Deed
$30,550 · First Pacific Financial
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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