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Property profile & analytics
OFF-MARKET
Estimated value
$2,160,000
Investment properties
8441 Melrose Pl Los Angeles, CA 90069-5312
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6344356
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Construction
WOOD
Total area
7,718 SF
Lot
0.11 ac (4,955 SF)
Zoning code
LAC4
APN
5528-001-031
UPID
US09-6344356
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
-
424 Clothing Store
-
Maria Tash | Fine Jewelry & Luxury Piercing Tattoo & Piercing Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.41M
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.16M
Owner & transaction history
8441 Melrose Place LLC · 20 yrs held
8441 Melrose Place LLC
since 2006
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+52.1%
Neighborhood: shopping center
$3.3M
+41.4%
Retail stores
$3.2M
+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%
$2,605,000
6.5%
$2,405,000
7%
$2,235,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,310,000
Current use
MEDICAL BUILDING
$3,515,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,270,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$3,170,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,055,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$2.16M
Range $1.94M – $2.38M · ±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
$280 / 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
$74,879
Tax year 2024
Assessed value
$6,167,636
Assessed 2024
Previous assessed
$6,167,636
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,091,204
Assessed improvement
$1,076,432
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
7
Total area
7,718 SF
Lot
0.11 ac (4,955 SF)
Zoning code
LAC4
APN
5528-001-031
UPID
US09-6344356
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
$2.3M
MEDICAL BUILDING
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
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
2021
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
7
Lot
0.11 ac
Current owner
From public records · entity-resolved
8441 Melrose Place LLC
Entity
Mailing address
819 N LA CIENEGA BLVD, LOS ANGELES, CA 90069-4707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
—
8441 Melrose Place LLC
—
Deed
related
$17,500,000 · Morgan Stanley Private Bank NA
Feb 8, 2021
—
8441 Melrose Place LLC
—
Deed
related
$6,000,000 · Josiko Properties LLC
Jun 17, 2016
—
8441 Melrose Place LLC
—
Deed
related
$4,750,000 · Eh National Bank
Jun 12, 2006
—
8441 Melrose Place LLC
West Hollywood Robertson #47 LLC
Grant Deed
$4,950,000 · Ixis Real Estate Capital INC
Jan 31, 2006
—
Hollywood Robertson 47 L West
—
Deed Of Trust
related
$48,800,000 · Ixis Real Estate Capital INC
Nov 1, 2005
$4,080,000
Hollywood Robertson No 47 West
Schifando Peter Trust
Grant Deed
—
May 2, 1995
—
Schifando,peter Trustee
Schifando,p
Quit Claim Deed
related
—
Mar 1, 1995
$1,100,000
Peter Schifando
Lindley Trust
Grant Deed
$1,000,000 · Seller
Mar 27, 1989
—
Richard Lindley
Lindley Richard
Quit Claim Deed
related
—
—
—
Hollywood Robertson No 47 West
—
Deed Of Trust
related
$3,000,000 · Ixis R/e Capital INC
—
—
Schifando Peter Trust
—
Deed Of Trust
related
$1,000,000 · Cedars Bank
—
—
Richard Lindley
—
Deed Of Trust
related
—
—
—
Hollywood Robertson 47 L West
—
Deed Of Trust
related
$5,000,000 · Ixis Real Estate Capital INC
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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