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Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Assisted living facilities
827 Crenshaw Blvd Los Angeles, CA 90005-3632
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7426629
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1919
Construction
WOOD
Total area
5,471 SF
Lot
0.17 ac (7,506 SF)
Zoning code
LAR3
APN
5090-033-005
UPID
US09-7426629
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
$1.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.48M
Owner & transaction history
Covenant House Western Avenue · 3 yrs held
Covenant House Western Avenue
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
LAR3 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+54.2%
Retail stores
$2.2M
+49.5%
Commercial (general)
$1.6M
+9.1%
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
$1,370,000
ML approach
$1,420,000
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)
$1,505,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,315,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$2,245,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,640,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±10% · vs last sale $1.55M (Apr 17 2023)
Last sale anchor
$1.55M
Apr 17 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
$270 / 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
$19,746
Tax year 2024
Assessed value
$1,581,000
Assessed 2024
Previous assessed
$1,581,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,050,600
Assessed improvement
$530,400
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
1919
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
14
Total area
5,471 SF
Lot
0.17 ac (7,506 SF)
Zoning code
LAR3
APN
5090-033-005
UPID
US09-7426629
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Los Angeles, CA
Zoning LAR3 · permitted uses
LAR3 · 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
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (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
1919
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
14
Lot
0.17 ac
Current owner
From public records · entity-resolved
Covenant House Western Avenue
Individual
Mailing address
1325 N WESTERN AVE, LOS ANGELES, CA 90027-5615
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
28 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2023
$1,550,000
Covenant House Western Avenue
Crenshaw 827 LLC
Grant Deed
—
Oct 18, 2019
—
Crenshaw 827 LLC
—
Deed
related
—
Jun 1, 2015
$910,000
Crenshaw 827 LLC
Wison Tyrine
Grant Deed
—
Aug 8, 2013
—
Koomie Son
Son,young S
Quit Claim Deed
related
—
Mar 29, 2011
—
Young S Son
Son,daniel
Quit Claim Deed
related
—
Feb 5, 2010
—
Daniel Son
Son,daniel
Quit Claim Deed
related
—
Jun 10, 2009
$600,000
Daniel Son
Eden Retirement Home INC
Grant Deed
—
Jan 5, 2005
$1,180,000
Eden Retirement Home INC
Pyo,chung Y
Grant Deed
$760,000 · Centerbank
Dec 20, 2001
$565,000
Chung Y Pyo
Ramirez,rodrigo R & Nenuca T
Grant Deed
$522,000 · Wilshire State Bank
Jun 8, 2001
—
Rodrigo R Ramirez
Paulino,b&r
Quit Claim Deed
related
—
Jul 10, 1996
$434,545
Bienvenido Paulino
Capitol Thrift & Loan
Grant Deed
$390,862 · Capitol Thrift & Loan
Dec 20, 1995
$636,719
Capitol Thrift
Sambas,rodrigo & Delfina
Trustees Deed
related
—
—
—
Bienvenido Paulino
—
Deed Of Trust
related
$175,000 · Milagros Cube
—
—
Bienvenido Paulino
—
Deed Of Trust
related
$45,000 · Cube Trust
—
—
Scott L Boxenbaum
—
Deed Of Trust
related
$1,100,000 · Boxenbaum C H & K Trust (rt)
—
—
Sambas Rodrigo
—
Deed Of Trust
related
$11,000 · Tower Capital Corp
—
—
Rodrigo A Sambas
—
Deed Of Trust
related
$20,000 · Tower Capital Corp
—
—
Rodrigo A Sambas
—
Deed Of Trust
related
$40,000 · Tower Capital Corp
—
—
Rodrigo Mbas
—
Deed Of Trust
related
$25,000 · Tower Capital Corp
—
—
Chung Y Pyo
—
Deed Of Trust
related
$70,000 · Wilshire State Bank
—
—
Sambas Rodrigo
—
Deed Of Trust
related
$510,000 · Capitol Thrift & Loan
—
—
Beinvenido Paulino
—
Deed Of Trust
related
$65,000 · Individual
—
—
Sambas Rodrigo
—
Deed Of Trust
related
$510,000 · Capitol Thrift & Loan
—
—
Rodrigo Sambas
—
Deed Of Trust
related
$15,000 · Tower Capital Corp
—
—
Eden Retirement Home INC
—
Deed Of Trust
related
$750,000 · Wilshire State Bank
—
—
Crenshaw 827 LLC
—
Deed Of Trust
related
—
—
—
Sambas Rodrigo
—
Deed Of Trust
related
$12,000 · Tower Capital Corp
—
—
Sambas Rodrigo
—
Deed Of Trust
related
$20,000 · Tower Capital Corp
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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