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Property profile & analytics
OFF-MARKET
Estimated value
$5,535,000
Office buildings
791 Washington Blvd Los Angeles, CA 90021-3043
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7295852
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
TILT-UP CONCRETE
Total area
32,380 SF
Lot
1.24 ac (53,999 SF)
Zoning code
LAM2
APN
5131-004-038
UPID
US09-7295852
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
-
Seismic Structural Design Associates Inc Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.69M
Blend (final)
Blend
$5.54M
Owner & transaction history
Positive Lab Service · 13 yrs held
Positive Lab Service
since 2012
7 recorded transactions
Zoning & alternative use
LAM2 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.54M
Range $4.98M – $6.09M · ±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
$171 / 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
$41,872
Tax year 2024
Assessed value
$3,066,488
Assessed 2024
Previous assessed
$3,066,488
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,835,065
Assessed improvement
$1,231,423
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
1
Total area
32,380 SF
Lot
1.24 ac (53,999 SF)
Zoning code
LAM2
APN
5131-004-038
UPID
US09-7295852
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Los Angeles, CAZoning LAM2 · permitted uses
LAM2 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
5
Lot
1.24 ac
Current owner
From public records · entity-resolved
Positive Lab Service
Individual
Mailing address
781 E WASHINGTON BLVD, LOS ANGELES, CA 90021-3043
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Dec 27, 2012
—
Positive Lab Service
Smith-emery Co
Grant Deed
$1,900,000 · Union Bank
Jan 30, 2004
—
Smith-emery Co
—
Deed Of Trust
related
$3,500,000 · East West Bank
Sep 30, 1994
—
Smith-emery Co
—
Deed Of Trust
related
$3,000,000 · Sanwa Bank California
—
—
Smith-emery Co
—
Deed Of Trust
related
$550,000 · Manufacturers Bank
—
—
Smith-emery Co
—
Deed Of Trust
related
$464,750 · Highland Federal Bank
—
—
Smith-emery Co
—
Deed Of Trust
related
$300,000 · City National Bank
—
—
Smith-emery Co
—
Deed Of Trust
related
$1,000,000 · Bank Of America
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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