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Property profile & analytics
OFF-MARKET
Turn key restaurants
8950 Western Ave Los Angeles, CA 90047-3548
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-6491715
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1946
Construction
WOOD
Total area
2,820 SF
Lot
0.13 ac (5,675 SF)
Zoning code
LAC2
APN
6037-026-039
UPID
US09-6491715
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
by Request
Owner & transaction history
Legass Investments INC · 14 yrs held
Legass Investments INC
since 2011
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
—
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
$5,019
Tax year 2024
Assessed value
$369,418
Assessed 2024
Previous assessed
$369,418
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$246,281
Assessed improvement
$123,137
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,820 SF
Lot
0.13 ac (5,675 SF)
Zoning code
LAC2
APN
6037-026-039
UPID
US09-6491715
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
1946
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Legass Investments INC
Entity
Mailing address
PO BOX 88189, LOS ANGELES, CA 90009-8189
Ownership since
2011
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
Oct 25, 2011
$300,000
Legass Investments INC
Mcdonald Family Trust
Grant Deed
$250,000 · Mcdonald Family Trust
Jun 24, 2010
—
Woody Living Trust
Woody,guy V & Rebecca L
Quit Claim Deed
related
—
Aug 18, 2009
—
Bierman Family Trust
Bierman Howard L & A E
Quit Claim Deed
related
—
Jun 26, 2009
$37,677
Mcdonald Family Trust
California Wstn Finl Invs
Trustees Deed
related
—
Jul 24, 2007
—
Mount Washington Invs LLC
Nu Century Properties LLC
Grant Deed
$372,000 · Mcdonald Family Trust
Jun 8, 2006
—
Nucentury Properties LLC
—
Trustees Deed
related
$277,000 · Laura Ryan
May 20, 2004
—
Nu Century Properties LLC
Garcia,alex
Grant Deed
$75,000 · Harell L Maloy
Oct 31, 2001
$61,500
Alex Garcia
Gift Of God Church
Grant Deed
$118,000 · All California Funding
—
—
Legass Investments INC
—
Deed Of Trust
related
$146,640 · Bank Of The West
—
—
Alex Garcia
—
Deed Of Trust
related
$56,223 · Vita Lox INC
—
—
Real Estate Diversified Funds
—
Deed Of Trust
related
$35,000 · Dauks Property Management
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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