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Property profile & analytics
OFF-MARKET
Estimated value
$7,555,000
Investment properties
7250 Melrose Ave Los Angeles, CA 90046-7668
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7299429
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1990
Construction
WOOD
Total area
11,368 SF
Lot
0.23 ac (9,992 SF)
Zoning code
LAC4
APN
5525-013-028
UPID
US09-7299429
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
-
LEO'S FAST LOS ANGELES TOWINGS Auto Parts Store
-
Celestine Agency Employment Agency
-
Select Model Management Marketing & Advertising Employment Agency
-
Christian Jules Le Blanc Association Or Organization
-
iTelecom Telecommunications Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.56M
Owner & transaction history
Standard Insurance Company · 4 yrs held
Standard Insurance Company
since 2022
Last sale
$8.1M
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.4M
+13.7%
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
$6,955,000
ML approach
$7,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,220,000
Current use
RESTAURANT
$9,350,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$7,395,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$7.56M
Range $6.80M – $8.31M · ±10% · vs last sale $8.13M (Apr 25 2022)
Last sale anchor
$8.13M
Apr 25 2022
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
$665 / 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
$109,718
Tax year 2024
Assessed value
$8,453,250
Assessed 2024
Previous assessed
$8,453,250
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$5,540,130
Assessed improvement
$2,913,120
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
11,368 SF
Lot
0.23 ac (9,992 SF)
Zoning code
LAC4
APN
5525-013-028
UPID
US09-7299429
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · 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
$8.2M
RESTAURANT
Est. value
$9.4M
RETAIL STORES
Est. value
$7.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Standard Insurance Company
Entity
Mailing address
22160 VENTURA BLVD, WOODLAND HILLS, CA 91364-1648
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2022
—
Standard Insurance Company
Alta Vista Holdings LP
Assignment Of Lease (leasehold Sale)
—
Apr 25, 2022
$8,125,000
Alta Vista Holdings LP
Sip 4500 LLC
Grant Deed
$4,500,000 · Standard Insurance Co
Jul 26, 2021
—
Sip 4500 LLC
—
Deed
related
$4,250,000 · Standard Insurance Co
Sep 13, 2013
$6,200,000
Sip 4500 LLC
Alta-vista Holdings LP
Grant Deed
—
Nov 27, 2002
—
Alta-vista Holdings
Makhani,j Tr
Quit Claim Deed
related
—
May 5, 1999
—
Makhani,john & Angel S Trustees
Makhani,j
Quit Claim Deed
related
—
Apr 21, 1999
—
John Makhani
Chua Partnership
Grant Deed
$1,680,000 · People Bank California
—
—
Sip 4500 LLC
—
Deed Of Trust
related
$2,000,000 · California Republic Bank
—
—
Sip 4500 LLC
—
Loan Modification
related
—
—
—
Alta Vista Holdings LP
—
Deed Of Trust
related
$200,000 · Daneshgar G & S Fam Living Tr
—
—
Alta-vista Holdings LP
—
Deed Of Trust
related
$1,025,000 · Ppi Cap INC
—
—
Sip 4500 LLC
—
Deed Of Trust
related
$3,750,000 · Standard Insurance Co
—
—
Alta-vista Holdings
—
Deed Of Trust
related
$1,900,000 · Citibank West Fsb
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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