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Property profile & analytics
OFF-MARKET
Estimated value
$15,135,000
Assisted living facilities
811 Eucalyptus Ave Inglewood, CA 90302-2236
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7344913
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1976
Construction
TILT-UP CONCRETE
Total area
66,357 SF
Lot
1.72 ac (74,997 SF)
Zoning code
INR3YY
APN
4017-009-023
UPID
US09-7344913
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
-
Eucalyptus Park Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.14M
Owner & transaction history
Antonia Patt · 2 yrs held
Antonia Patt
since 2023
Last sale
$14.5M
3 recorded transactions
Zoning & alternative use
INR3YY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$23.6M
+28.8%
Office building
$22.3M
+21.7%
Industrial (general)
$20.4M
+11.3%
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 Inglewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inglewood 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
$15,535,000
ML approach
$9,240,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$18,325,000
Current use
RETAIL STORES
$23,600,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$22,300,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$20,400,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$15.14M
Range $13.62M – $16.65M · ±10% · vs last sale $14.50M (Sep 7 2023)
Last sale anchor
$14.50M
Sep 7 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
$228 / 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
$14,532
Tax year 2024
Assessed value
$15,717,676
Assessed 2024
Previous assessed
$15,717,676
+0.0% YoY
Effective rate
0.09%
On assessed value
Assessed land
$1,810,921
Assessed improvement
$13,906,755
Applied tax rate
4.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
92
Total area
66,357 SF
Lot
1.72 ac (74,997 SF)
Zoning code
INR3YY
APN
4017-009-023
UPID
US09-7344913
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
INR3YY · Inglewood, CA
Zoning INR3YY · permitted uses
INR3YY · Inglewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inglewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$18.3M
RETAIL STORES
Est. value
$23.6M
OFFICE BUILDING
Est. value
$22.3M
INDUSTRIAL (GENERAL)
Est. value
$20.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
OFFICE BUILDING
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
92
Lot
1.72 ac
Current owner
From public records · entity-resolved
Antonia Patt
Individual
Free & Clear · 2 yrs held
Mailing address
2018 W 108TH ST, LOS ANGELES, CA 90047-4311
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2023
—
Antonia Patt
Antonia Patt
Intrafamily Transfer
related
—
Dec 20, 2012
$14,500,145
Eucalyptus Park Housing LP
Swogo Associates LLC
Grant Deed
$12,550,000 · Low Income Investment Fund
—
—
Eucalyptus Park Housing LP
—
Deed Of Trust
related
$12,274,300 · Pnc Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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