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Property profile & analytics
OFF-MARKET
Estimated value
$39,590,000
Office Spaces
801 Grand Ave Los Angeles, CA 90017-4613
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-0098029
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1985
Construction
STEEL FRAME
Total area
222,947 SF
Lot
1.35 ac (58,983 SF)
Zoning code
LAC2
APN
5144-020-042
UPID
US10-0098029
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
-
Pitney Bowes Inc Business Management Consultant Print Shop
-
The Blue Law Group Inc. ----LA Tax Attorney Firm Law Firm
-
Richard C. Moreno Law Firm
-
Robinson Di Lando, A Professional Law Corporation Law Firm
-
Francisco Rhett T Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$37.51M
Blend (final)
Blend
$39.59M
Owner & transaction history
Grand Tower LLC · 3 yrs held
Grand Tower LLC
since 2023
Last sale
$41.9M
7 recorded transactions
Zoning & alternative use
LAC2 · 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
$37,025,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$63,085,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$39.59M
Range $35.63M – $43.55M · ±10% · vs last sale $41.92M (Mar 22 2023)
Last sale anchor
$41.92M
Mar 22 2023
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
$178 / 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
$463,326
Tax year 2024
Assessed value
$34,596,561
Assessed 2024
Previous assessed
$34,596,561
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$4,080,000
Assessed improvement
$30,516,561
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Total area
222,947 SF
Lot
1.35 ac (58,983 SF)
Zoning code
LAC2
APN
5144-020-042
UPID
US10-0098029
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
INDUSTRIAL (GENERAL)
Est. value
$63.1M
INDUSTRIAL (GENERAL)
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
1985
Construction
STEEL FRAME
Heating
NONE
Lot
1.35 ac
Current owner
From public records · entity-resolved
Grand Tower LLC
Entity
Mailing address
801 S GRAND AVE STE #700, LOS ANGELES, CA 90017-4635
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2023
$171,484,773
Grand Tower LLC
South Grand Avenue La LLC
Grant Deed
$33,000,000 · Hanmi Bank
Nov 3, 2017
—
801 South Grand Avenue La Ll
—
Loan Modification
related
$45,000,000 · Parlex 5 Ken Finco LLC
Dec 6, 2013
$52,500,000
801 South Grand Avenue La LLC
Brickman 801 South Grand LLC
Grant Deed
—
Jan 14, 2008
$49,800,000
Brickman 801 South Grand LLC
Cim/8th & Grand
Grant Deed
$34,120,136 · Anglo Irish Bank Corp Plc
Aug 30, 2005
—
Cim/8th
—
Trustees Deed
related
$17,000,000 · Bank Of America
—
—
801 South Grand Avenue La LLC
—
Deed Of Trust
related
$38,500,000 · General Elec Cap
—
—
Jon Bratton
—
Deed Of Trust
related
—
—
—
Sook J Shin
—
Deed Of Trust
related
$312,000 · Wells Fargo 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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