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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Retail space
8505 Rosecrans Ave Paramount, CA 90723-3669
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8469639
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
9,233 SF
Lot
0.43 ac (18,704 SF)
Zoning code
PACM*
APN
6266-031-036
UPID
US09-8469639
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
-
Global Guard Insurance Insurance Agency
-
Super Tacos Culiacan Restaurant
-
N Threading Salon Hair Salon Nail Salon
-
Frank's Barber Shop Barber Shop
-
Express Fresh Doughnuts Bakery Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
Mana Investment Co LLC · 23 yrs held
Mana Investment Co LLC
since 2003
6 recorded transactions
Zoning & alternative use
PACM* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Paramount submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paramount 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%
$3,405,000
6.5%
$3,145,000
7%
$2,920,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,540,000
Current use
COMMERCIAL (GENERAL)
$2,855,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±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
$262 / 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
$38,900
Tax year 2024
Assessed value
$2,768,865
Assessed 2024
Previous assessed
$2,768,865
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,561,926
Assessed improvement
$1,206,939
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
12
Bathrooms
12
Total area
9,233 SF
Lot
0.43 ac (18,704 SF)
Zoning code
PACM*
APN
6266-031-036
UPID
US09-8469639
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PACM* · Paramount, CA
Zoning PACM* · permitted uses
PACM* · Paramount, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paramount. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RETAIL STORES Current
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
12
Bathrooms
12
Lot
0.43 ac
Current owner
From public records · entity-resolved
Mana Investment Co LLC
Entity
Mailing address
8383 WILSHIRE BLVD STE #532, BEVERLY HILLS, CA 90211-2437
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2003
—
Mana Investment Co LLC
8505 Rosecrans Avenue LP
Grant Deed
related
—
Aug 31, 1994
—
8505 Rosecrans Ave LP
—
Grant Deed
related
$486,000 · Southern Pacific Thrift & Loan
Apr 30, 1993
—
Rosecrans Avenue L P 8505
Sasson,eli
Grant Deed
related
—
—
—
8505 Rosecrans Avenue LP
—
Deed Of Trust
related
$180,000 · Independent Home Loans
—
—
Mana Investment Co LLC
—
Deed Of Trust
related
$1,267,000 · United Commercial Bank
—
—
8505 Rosecrans Avenue LP
—
Deed Of Trust
related
$800,000 · Pacific Capital Group
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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