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Property profile & analytics
OFF-MARKET
Estimated value
$12,250,000
Grocery and convenience stores
8811 Western Ave Los Angeles, CA 90047-3329
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US10-0077949
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1997
Construction
TILT-UP CONCRETE
Total area
64,920 SF
Lot
2.24 ac (97,734 SF)
Zoning code
LAC2
APN
6036-010-045
UPID
US10-0077949
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
-
Fred Loya Insurance Insurance Agency
-
Wells Fargo ATM Atm
-
Ria Money Transfer - Superior Grocers Bank Credit Union
-
Cricket Wireless Authorized Retailer Mobile Phone Store Electronics & Wireless Store
-
Park View Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.02M
Blend (final)
Blend
$12.25M
Owner & transaction history
8811 Western LLC · 21 yrs held
8811 Western LLC
since 2005
3 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$18.4M
+8.8%
Warehouse, storage
$18.2M
+7.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$16,895,000
Current use
INDUSTRIAL (GENERAL)
$18,370,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$18,150,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$12.25M
Range $11.03M – $13.48M · ±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
$189 / 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
$124,065
Tax year 2024
Assessed value
$9,513,606
Assessed 2024
Previous assessed
$9,513,606
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$3,088,368
Assessed improvement
$6,425,238
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
64,920 SF
Lot
2.24 ac (97,734 SF)
Zoning code
LAC2
APN
6036-010-045
UPID
US10-0077949
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$16.9M
INDUSTRIAL (GENERAL)
Est. value
$18.4M
WAREHOUSE, STORAGE
Est. value
$18.2M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
2.24 ac
Current owner
From public records · entity-resolved
8811 Western LLC
Entity
Mailing address
PO BOX 4450, CERRITOS, CA 90703-4450
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2005
—
8811 Western LLC
—
Deed Of Trust
related
$50,000,000 · John Hancock Life Insurance Co
Feb 14, 2005
—
8811 Western LLC
9 Galaxy LLC
Grant Deed
—
—
—
33 Dream Team LLC
—
Deed Of Trust
related
$4,892,589 · 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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