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Property profile & analytics
OFF-MARKET
Estimated value
$2,210,000
Investment properties
7311 Melrose Ave Los Angeles, CA 90046-7512
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-7303138
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1933
Total area
10,911 SF
Lot
0.24 ac (10,517 SF)
Zoning code
LAC4
APN
5526-008-028
UPID
US09-7303138
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
-
Toasted And Roasted Cafe & Coffee Shop
-
Be Bright Coffee Cafe & Coffee Shop
-
Enigma Coffee Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Melrose Aspirations LLC · 16 yrs held
Melrose Aspirations LLC
since 2009
5 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$203 / 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
$37,556
Tax year 2024
Assessed value
$2,535,055
Assessed 2024
Previous assessed
$2,535,055
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$814,024
Assessed improvement
$1,721,031
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
1933
Heating
NONE
Cooling
YES
Stories
1
Total area
10,911 SF
Lot
0.24 ac (10,517 SF)
Zoning code
LAC4
APN
5526-008-028
UPID
US09-7303138
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.
Building & site characteristics
From public records
Year built
1933
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Melrose Aspirations LLC
Entity
Mailing address
PO BOX 12726, SCOTTSDALE, AZ 85267-2726
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2009
—
Melrose Aspirations LLC
Klemp,raymond H
Grant Deed
$325,000 · Standard Insurance Co
Aug 22, 1997
$322,500
Klemp,raymond H
Blanco Trust
Trustees Deed
$660,000 · Republic Bank
Aug 22, 1997
$3,500
Klemp,raymond H
Griffin Enterprises INC
Trustees Deed
—
Aug 22, 1997
—
Klemp,raymond H
7315 Melrose Assoc,
Trustees Deed
related
—
—
—
Raymond H Klemp
—
Deed Of Trust
related
$565,000 · Harbor Bank
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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