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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Assisted living facilities
9116 Fir Ave Los Angeles, CA 90002
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6460996
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1953
Construction
WOOD
Total area
3,469 SF
Lot
0.19 ac (8,459 SF)
Zoning code
LCR2*
APN
6045-015-045
UPID
US09-6460996
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
$685k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$478k
Blend (final)
Blend
$685k
Owner & transaction history
Slc Investment LLC · 1 yrs held
Slc Investment LLC
since 2024
Last sale
$685,000
7 recorded transactions
Zoning & alternative use
LCR2* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+9.1%
Warehouse, storage
$970,000
+1.8%
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
$685,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$955,000
Current use
COMMERCIAL (GENERAL)
$1,040,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$970,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $685k (Oct 4 2024)
Last sale anchor
$685k
Oct 4 2024
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
$197 / 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
$7,901
Tax year 2024
Assessed value
$111,917
Assessed 2024
Previous assessed
$111,917
+0.0% YoY
Effective rate
7.06%
On assessed value
Assessed land
$12,946
Assessed improvement
$98,971
Applied tax rate
1.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
2
Total area
3,469 SF
Lot
0.19 ac (8,459 SF)
Zoning code
LCR2*
APN
6045-015-045
UPID
US09-6460996
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR2* · Los Angeles, CA
Zoning LCR2* · permitted uses
LCR2* · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$955,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$970,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (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
1953
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.19 ac
Current owner
From public records · entity-resolved
Slc Investment LLC
Entity
Mailing address
2157 S DELIA PL, WEST COVINA, CA 91792-2035
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2024
$685,000
Slc Investment LLC
Arthetta Purry
Grant Deed
—
Oct 4, 2024
—
Juanita Purry
Mable C Purry
Affidavit Of Death Of Joint Tenant
related
—
Nov 8, 2007
—
Mable C Purry
Purry Mable C Family Trust
Quit Claim Deed
related
—
Aug 9, 1999
—
Purry,mable C Tr
—
Deed Of Trust
related
—
Dec 2, 1994
—
Purry,mable C
—
Trustees Deed
related
—
Nov 7, 1994
—
Purry,mable C Trustee
Purry,m C
Quit Claim Deed
related
—
—
—
Mable C Purry
—
Deed Of Trust
related
$115,500 · Security First Financial Netwo
—
—
Purry,juanita
—
Deed Of Trust
related
$12,100 · Oded Aickin
—
—
Mable C Purry
—
Deed Of Trust
related
$121,000 · Long Beach Mortgage Co
—
—
Mable C Purry
—
Deed Of Trust
related
$128,500 · Amresco Residential Mtg Corp
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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