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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Assisted living facilities
820 Harvard Blvd, Los Angeles, CA 90029-3316
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8178803
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1912
Construction
WOOD
Total area
1,582 SF
Lot
0.17 ac (7,293 SF)
Zoning code
LARD1.5
APN
5535-034-005
UPID
US09-8178803
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$604k
Blend (final)
Blend
$610k
Owner & transaction history
Chimay Enterprises LLC
Chimay Enterprises LLC
since 2025
Last sale
$610,000
7 recorded transactions
Zoning & alternative use
LARD1.5 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$860,000
+97.9%
Office building
$795,000
+82.8%
Medical building
$720,000
+65.9%
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
$610,000
ML approach
$610,000
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)
$435,000
Current use
AUTO REPAIR, GARAGE
$860,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$795,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$720,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$670,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$650,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$475,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$440,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $610k (Oct 1 2024)
Last sale anchor
$610k
Oct 1 2024
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
$386 / 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
$8,953
Tax year 2024
Assessed value
$707,950
Assessed 2024
Previous assessed
$707,950
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$424,771
Assessed improvement
$283,179
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
1912
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Bathrooms
2
Total area
1,582 SF
Lot
0.17 ac (7,293 SF)
Zoning code
LARD1.5
APN
5535-034-005
UPID
US09-8178803
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · Los Angeles, CA
Zoning LARD1.5 · permitted uses
LARD1.5 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$435,000
AUTO REPAIR, GARAGE
Est. value
$860,000
OFFICE BUILDING
Est. value
$795,000
MEDICAL BUILDING
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$670,000
RETAIL STORES
Est. value
$650,000
COMMERCIAL (GENERAL)
Est. value
$475,000
WAREHOUSE, STORAGE
Est. value
$440,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1912
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Chimay Enterprises LLC
Entity
Mailing address
49 N MARTINIQUE ST, LAGUNA NIGUEL, CA 92677-5807
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jul 14, 2025
$1,080,000
Chimay Enterprises LLC
820 North Harvard LLC
Grant Deed
$11,250,000 · Conventus LLC
Oct 1, 2024
—
820 North Harvard LLC
Lisa Zigdon
Quit Claim Deed
related
—
Jul 28, 2015
$610,000
Liza Zigdon
Albert Escobar
Grant Deed
$488,000 · Logix FCU
Feb 18, 1999
$210,000
Albert Escobar
Nuguid,evelyn Q
Grant Deed
$199,500 · America's Wholesale Lender
Dec 11, 1995
$160,000
Evelyn G Nuguid
Hsu,mingya
Grant Deed
$194,250 · Directors Mortgage Loan Corp
Jun 8, 1995
$23,000
Mingya Hsu
Alvandi,francois J
Grant Deed
related
—
Jun 5, 1995
$110,000
Francois J Alvandi
Bank Of America
Grant Deed
—
Dec 2, 1994
—
Ba
Guardian Fed Savs Assn,
Grant Deed
related
—
Aug 29, 1994
$161,324
Federal Savings Assn Guardian
Oteyza,leticia V
Trustees Deed
related
—
Jul 26, 1991
$30,000
Rosita Lim
Oteyza,leticia V
Quit Claim Deed
related
—
Apr 9, 1990
—
Leticia V Oteyza
Otey
Quit Claim Deed
related
$231,000 · Guardian Savings & Loan
—
—
Leticia V Oteyza
—
Deed Of Trust
related
$33,548 · Briones Lorenzo&
—
—
Francois J Alvandi
—
Deed Of Trust
related
$92,000 · Argus Group
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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