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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Investment properties
8444 Melrose Pl Los Angeles, CA 90069
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9495006
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Construction
WOOD
Total area
3,242 SF
Lot
0.1 ac (4,200 SF)
Zoning code
LAC4
APN
5528-017-031
UPID
US09-9495006
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
by Request
CAP Approach
CAP
$1.01M
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$950k
Owner & transaction history
8436-8452 Melrose Owner LP · 6 yrs held
8436-8452 Melrose Owner LP
since 2019
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+52.1%
Neighborhood: shopping center
$1.4M
+41.4%
Retail stores
$1.3M
+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%
$1,095,000
6.5%
$1,010,000
7%
$940,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$970,000
Current use
MEDICAL BUILDING
$1,475,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,375,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$1,330,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$905,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$293 / 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
$150,999
Tax year 2024
Assessed value
$12,544,761
Assessed 2024
Previous assessed
$12,544,761
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$7,505,413
Assessed improvement
$5,039,348
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
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
3,242 SF
Lot
0.1 ac (4,200 SF)
Zoning code
LAC4
APN
5528-017-031
UPID
US09-9495006
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
$970,000
MEDICAL BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$905,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
8436-8452 Melrose Owner LP
Entity
Free & Clear · 6 yrs held
Mailing address
411 THEODORE FREMD AVE STE #300, RYE, NY 10580-1411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2019
$47,743,000
8436-8452 Melrose Owner LP
810-ve Melrose LP
Grant Deed
—
Jun 2, 2016
—
810-ve Melrose LP
—
Deed
related
$23,815,000 · Insurance Strategy Funding Corp LLC
Sep 23, 2013
$29,500,000
810-ve Melrose LP
Melrose Place Property LLC
Grant Deed
$19,500,000 · Midland National Life Ins
Jun 8, 2005
$8,900,000
Melrose Place Property LLC
Lacy,n L
Grant Deed
—
Feb 20, 2003
—
Nesbit L Lacy
—
Grant Deed
related
$2,280,000 · Vintage Funding INC
Sep 4, 2002
—
Nesbit L Lacy
—
Deed Of Trust
related
$4,100,000 · East West Bank
Jan 28, 1999
—
Nesbit L Lacy
—
Deed Of Trust
related
$3,600,000 · Preferred Bank
Apr 7, 1992
—
N Lee Lacy
Warmack,vanna
Quit Claim Deed
related
$1,200,000 · Ring Financial INC
—
—
N L Lacy
—
Deed Of Trust
related
$100,000 · Preferred Bank
—
—
N L Lacy
—
Deed Of Trust
related
$500,000 · Preferred Bank
—
—
N L Lacy
—
Deed Of Trust
related
$300,000 · Sloan Capital Parnters LLC
Jan 23, 1968
—
—
—
Grant Deed
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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