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Property profile & analytics
OFF-MARKET
Estimated value
$3,525,000
Retail space
866 Western Ave, Los Angeles, CA 90005-3301
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7669069
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1929
Construction
TILT-UP CONCRETE
Total area
20,518 SF
Lot
0.55 ac (23,818 SF)
Zoning code
LAC2
APN
5093-008-009
UPID
US09-7669069
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.53M
Owner & transaction history
866 Western LLC · 11 yrs held
866 Western LLC
since 2015
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$172 / 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
$48,255
Tax year 2024
Assessed value
$3,773,707
Assessed 2024
Previous assessed
$3,773,707
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,539,072
Assessed improvement
$1,234,635
Applied tax rate
6.0000
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
1929
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
20,518 SF
Lot
0.55 ac (23,818 SF)
Zoning code
LAC2
APN
5093-008-009
UPID
US09-7669069
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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.
Building & site characteristics
From public records
Year built
1929
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
866 Western LLC
Entity
Mailing address
87 FREMONT PL, LOS ANGELES, CA 90005-3857
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2022
—
866 Western LLC
—
Deed
related
$7,000,000 · Open Bank
Dec 29, 2017
—
866 Western LLC
—
Deed
related
$8,000,000 · Open Bank
Jun 2, 2015
—
866 Western LLC
Lee Family Trust
Quit Claim Deed
related
—
Mar 31, 2015
$2,000,000
Lee Family Trust
Pak Kwang K & Kyong R
Grant Deed
related
—
Feb 11, 2015
—
Lee Family Trust
Pak Kwang K & Kyong R
Quit Claim Deed
related
—
Apr 19, 2002
—
Pak,kwang K & Kyong R Tr
Pak,k K & K R
Quit Claim Deed
related
—
Oct 5, 2000
—
Lee Kenneth K
Lee,k K & C C
Quit Claim Deed
related
—
—
—
Lee
—
Deed Of Trust
related
$1,200,000 · First Republic Trust
—
—
Lee Trust
—
Deed Of Trust
related
$2,879,500 · Wilshire State Bank
—
—
Lee Kenneth K
—
Deed Of Trust
related
$2,300,000 · Security First Financial Netwo
—
—
Kenneth K Lee
—
Deed Of Trust
related
$2,500,000 · Hanmi Bank
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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