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    8315 Main St Los Angeles, CA 90003-2917
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    Property profile & analytics

    8315 Main St, Los Angeles, CA 90003-2917

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    • Grocery and convenience stores
    • 5,800 SF
    • 0.43 lot acres
    Off-Market
    Last Sale Feb 18, 2022
    $2,250,022
    Property ID
    US09-8397830
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $2,280,000
    Show details
    Cap Rate Potential
    5.5%
    Grocery and convenience stores
    Location Intelligence

    Current Use by Public Records

    • Grupo Gratitud / Nightclub / DJ & Entertainment
    • Water and Ice Market / Food Market / Farmer's Market

    Property Details for 8315 Main St

    Year built
    1947
    Construction
    WOOD
    Lot size
    0.43 lot acres
    Zone code
    LAC2
    Property type
    Grocery and convenience stores
    APN
    6031-036-029
    APU
    6031036029

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Feb 18, 2022 $2,250,000 Burlington Union LLC Opes Investments INC Grant Deed $1.6M · Us Metro Bank
    Feb 8, 2019 — Opes Investments INC — Deed · related $2.4M · Pacific City Bank
    May 24, 2017 $1,475,000 Opes Investments INC Miracle Of B & J LLC Grant Deed —
    Dec 10, 2014 — Miracle Of B & J LLC Cho,heesok P Quit Claim Deed · related —
    May 10, 2005 — Heesook P Cho Cho,yong W Quit Claim Deed · related —
    May 10, 2005 $975,000 Heesook P Cho Cho,mike K Grant Deed · related $634k · Centerbank
    Sep 25, 2002 $346,500 Miki K Cho Golden Security Bank Grant Deed $277k · Nara Bank
    Mar 8, 2002 $200,000 Golden Security Bank Castillo,rene A Trustees Deed · related —
    Oct 20, 1997 $63,500 Rene A Castillo Patel,suryakant A & Sushila S Grant Deed $54k · Individual
    — — Mike K Cho — Deed Of Trust · related $527k · Saehan Bank
    — — Heesook P Cho — Deed Of Trust · related $700k · Hanmi Bank
    — — Rene A Castillo — Deed Of Trust · related $294k · Golden Security Bank
    — — Mike K Cho — Deed Of Trust · related $540k · Saehan Bank

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,650,000
      ML approach
      $2,480,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,445,000
      6.5%
      $2,255,000
      7%
      $2,095,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,361,000
      Market price range: $752k - $2.36M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $1,440,000
      Current use
      OFFICE BUILDING
      $2,910,000
      Change: +102% Conversion: Easy
      MEDICAL BUILDING
      $2,640,000
      Change: +83% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $2,475,000
      Change: +71% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $2,455,000
      Change: +70% Conversion: Moderate
      WAREHOUSE, STORAGE
      $1,620,000
      Change: +12% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.274
    Latitude
    33.9635
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $29,711
    $1,456,560
    $884,340
    $2,340,900
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      $940,000
      4,200 SF

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      9305 Broadway, Los Angeles, CA 90003-4043
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      306 Florence Ave

      GROCERY, SUPERMARKET
      306 Florence Ave, Los Angeles, CA 90003-2232
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    • Value Estimation
      $1,585,000
      20,788 SF

      310 Manchester Ave

      GROCERY, SUPERMARKET
      310 Manchester Ave, Los Angeles, CA 90003-3522
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    • Value Estimation by Request
      1,216 SF

      9400 Avalon Blvd

      GROCERY, SUPERMARKET
      9400 Avalon Blvd, Los Angeles, CA 90003-4338
      View Details
    • Value Estimation
      $605,000
      7,840 SF

      236 Manchester Ave

      GROCERY, SUPERMARKET
      236 Manchester Ave, Los Angeles, CA 90003-3326
      View Details
    • Value Estimation
      $945,000
      3,065 SF

      8273 San Pedro St

      GROCERY, SUPERMARKET
      8273 San Pedro St, Los Angeles, CA 90003
      View Details

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      Coin Laundry & Retail Property

      Retail property with coin laundry and store for sale.
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      Pending

      Retail Property with Open Concept

      Retail property featuring an open concept interior and rear parking.
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    Similar Nearby for Lease

    • Contact for pricing
      3,296 SF

      Retail Space Available For Lease

      Retail space available for lease in Los Angeles, CA.
      110 E 62Nd St, Los Angeles, CA 90003
      View Details
    • Contact for pricing
      2,300 SF

      Industrial Property Fully Leased

      Industrial property in Los Angeles, currently 100% leased.
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      Land Available For Lease

      Land available for lease in Los Angeles, CA.
      5875 Towne Ave, Los Angeles, CA 90003
      View Details
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    Los Angeles, CA 90003-2917
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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