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Property profile & analytics
OFF-MARKET
Estimated value
$8,375,000
Assisted living facilities
831 Lk St Los Angeles, CA 90057-4013
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8191007
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
19,624 SF
Lot
0.74 ac (32,231 SF)
Zoning code
LAR4
APN
5141-022-025
UPID
US09-8191007
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
-
Lakeview Terrace Skilled Nursing Facility Nursing Home
-
Lakewood Manor North Nursing Home
-
Alta View Post Acute Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.49M
Blend (final)
Blend
$8.38M
Owner & transaction history
831 S Lake Street LLC · 3 yrs held
831 S Lake Street LLC
since 2023
Last sale
$8.9M
5 recorded transactions
Zoning & alternative use
LAR4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.7M
+97.9%
Medical building
$8.9M
+65.9%
Neighborhood: shopping center
$8.3M
+54.2%
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
$7,860,000
ML approach
$8,735,000
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)
$5,390,000
Current use
AUTO REPAIR, GARAGE
$10,665,000
Change: +98% · Conversion: Difficult
MEDICAL BUILDING
$8,940,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,310,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$8,055,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$7,810,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,880,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$8.38M
Range $7.54M – $9.21M · ±10% · vs last sale $8.90M (Mar 24 2023)
Last sale anchor
$8.90M
Mar 24 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
$427 / 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
$111,733
Tax year 2024
Assessed value
$9,078,000
Assessed 2024
Previous assessed
$9,078,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,120,000
Assessed improvement
$2,958,000
Applied tax rate
12.0000
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
19,624 SF
Lot
0.74 ac (32,231 SF)
Zoning code
LAR4
APN
5141-022-025
UPID
US09-8191007
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
$5.4M
AUTO REPAIR, GARAGE
Est. value
$10.7M
MEDICAL BUILDING
Est. value
$8.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.3M
RETAIL STORES
Est. value
$8.1M
OFFICE BUILDING
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$5.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
831 S Lake Street LLC
Entity
Mailing address
701 PALOMAR AIRPORT RD STE #230, CARLSBAD, CA 92011-1046
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2023
$8,900,000
831 S Lake Street LLC
Gindi Grandchildren Fund 218 LP
Grant Deed
$5,850,000 · Commercial Bank Of Ca
Mar 24, 2023
—
Gindi Grandchildren Fund 218 LP
Elie Jack Gindi
Intrafamily Transfer
related
—
Jan 30, 2002
—
Gindi,elie J Tr
Prestige Prop Mgmt
Quit Claim Deed
related
—
Jan 10, 1997
$550,000
Sarachel Trust
David Buttolph Estate
Grant Deed
—
Jul 21, 1994
—
Oakhurst Gl Corporation
—
Deed Of Trust
related
—
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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