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Property profile & analytics
OFF-MARKET
Estimated value
$7,050,000
Investment properties
821 Traction Ave Los Angeles, CA 90013-1855
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0469204
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1910
Construction
TILT-UP CONCRETE
Total area
32,324 SF
Lot
0.51 ac (22,161 SF)
Zoning code
LAM3
APN
5163-015-007
UPID
US10-0469204
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
-
More Media Film Production Television Studio
-
Project Butterfly Event Planning Wedding Service
-
Flagships By M5 Shop Clothing Store
-
Greycroft Partners Financial Advisor
-
Period Correct Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.05M
Owner & transaction history
821 Traction Fm LLC · 6 yrs held
821 Traction Fm LLC
since 2020
7 recorded transactions
Zoning & alternative use
LAM3 · 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
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,685,000
Current use
INDUSTRIAL (GENERAL)
$9,145,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$7.05M
Range $6.35M – $7.76M · ±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
$218 / 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
$218,873
Tax year 2024
Assessed value
$17,691,331
Assessed 2024
Previous assessed
$17,691,331
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$7,505,413
Assessed improvement
$10,185,918
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
32,324 SF
Lot
0.51 ac (22,161 SF)
Zoning code
LAM3
APN
5163-015-007
UPID
US10-0469204
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM3 · Los Angeles, CA
Zoning LAM3 · permitted uses
LAM3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$9.7M
INDUSTRIAL (GENERAL)
Est. value
$9.1M
COMMERCIAL (GENERAL) Current
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
821 Traction Fm LLC
Entity
Mailing address
350 5TH AVE41STFL, NEW YORK, NY 10118-0110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Apr 18, 2025
—
821 Traction Fm LLC
—
Deed
related
$21,155,000 · A10 Capital LLC
Feb 18, 2020
$16,500,000
821 Traction Fm LLC
Traction Ave Loft Assocs LLC
Grant Deed
$19,990,000 · Ready Cap Structured Fin
Jul 25, 2018
—
Traction Avenue Loft Associates LLC
—
Deed
related
$4,000,000 · American Business Bank
Aug 2, 2000
$1,200,000
Traction Avenue Loft Assoc LLC
821 Traction Corp
Grant Deed
related
$850,000 · Bank Midwest NA
—
—
821 Traction Cor
—
Deed Of Trust
related
$400,600 · Small Business Associates
—
—
821 Traction Corp
—
Deed Of Trust
related
$658,189 · Sumitomo Bank
—
—
821 Traction Corp
—
Deed Of Trust
related
$625,000 · Sumitomo Bank Of California
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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