New search
Property profile & analytics
OFF-MARKET
Assisted living facilities
903 Edgemont St, Los Angeles, CA 90029-2531
Trust Owned
21-yr Hold
Free & Clear
Property ID
US09-7282877
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1920
Construction
WOOD
Total area
5,730 SF
Lot
0.14 ac (6,239 SF)
Zoning code
LARD2
APN
5538-013-018
UPID
US09-7282877
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
Parvand Fe B Trust · 21 yrs held
Parvand Fe B Trust
since 2004
5 recorded transactions
Zoning & alternative use
LARD2 · 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
$8,268
Tax year 2024
Assessed value
$636,661
Assessed 2024
Previous assessed
$636,661
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$394,864
Assessed improvement
$241,797
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
8
Total area
5,730 SF
Lot
0.14 ac (6,239 SF)
Zoning code
LARD2
APN
5538-013-018
UPID
US09-7282877
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · Los Angeles, CA
Zoning LARD2 · permitted uses
LARD2 · 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
1920
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
8
Lot
0.14 ac
Current owner
From public records · entity-resolved
Parvand Fe B Trust
Trust
Free & Clear · 21 yrs held
Mailing address
903 N EDGEMONT ST, LOS ANGELES, CA 90029-2531
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2004
—
Parvand Fe B Trust
Bengzon-parvand,fe
Quit Claim Deed
related
—
Feb 4, 2004
—
Fe Bengzon
Montenegro,joseph R
Grant Deed
$285,000 · Long Beach Mortgage Co
Jun 8, 1995
$240,000
Joseph R Montenegro
Don G Dunmeyer Trustee
Grant Deed
$192,000 · Westmor Mortgage
Oct 27, 1990
—
Dunmeyer Kynan L Tr
—
Deed Of Trust
related
—
—
—
Joseph R Montenegro
—
Deed Of Trust
related
$25,000 · Imperial Mortgage Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 903 Edgemont St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
