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Property profile & analytics
OFF-MARKET
Estimated value
$1,720,000
Investment properties
8320 Melrose Ave Los Angeles, CA 90069-5404
Entity Owned
16-yr Hold
Free & Clear
Property ID
US09-8325350
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2008
Construction
WOOD
Total area
5,783 SF
Lot
0.12 ac (5,404 SF)
Zoning code
LAC4
APN
5528-015-028
UPID
US09-8325350
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
-
Vivienne Westwood Los Angeles Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.72M
Owner & transaction history
95 Buonaventura INC · 16 yrs held
95 Buonaventura INC
since 2009
5 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.6M
+52.1%
Neighborhood: shopping center
$2.5M
+41.4%
Retail stores
$2.4M
+37.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,950,000
6.5%
$1,800,000
7%
$1,675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,730,000
Current use
MEDICAL BUILDING
$2,635,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,450,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$2,375,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,290,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$1.72M
Range $1.55M – $1.89M · ±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
$297 / 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
$84,747
Tax year 2024
Assessed value
$7,000,018
Assessed 2024
Previous assessed
$7,000,018
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$6,327,574
Assessed improvement
$672,444
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
2008
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
1
Bathrooms
3
Total area
5,783 SF
Lot
0.12 ac (5,404 SF)
Zoning code
LAC4
APN
5528-015-028
UPID
US09-8325350
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · 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
$1.7M
MEDICAL BUILDING
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
RETAIL STORES
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
1
Bathrooms
3
Lot
0.12 ac
Current owner
From public records · entity-resolved
95 Buonaventura INC
Entity
Free & Clear · 16 yrs held
Mailing address
8320 MELROSE AVE, WEST HOLLYWOOD, CA 90069-5404
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
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
Jul 29, 2009
$5,400,000
95 Buonaventura INC
Huntley Melrose LLC
Grant Deed
—
Jul 18, 2008
$4,575,000
Huntley Melrose LLC
8320 Melrose Avenue LLC
Grant Deed
—
Dec 21, 2006
—
8320 Melrose Avenue LLC
—
Trustees Deed
related
$1,800,000 · Itec Financial INC
Jun 30, 2005
—
Murray Albert Trust
Murray,albert M
Quit Claim Deed
related
—
Jun 30, 2005
$2,500,000
8320 Melrose Avenue LLC
Murray Albert Trust
Grant Deed
—
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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