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Property profile & analytics
OFF-MARKET
Assisted living facilities
947 Ridgeley Dr Los Angeles, CA 90036-4705
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0459056
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1952
Construction
WOOD
Total area
7,182 SF
Lot
0.22 ac (9,735 SF)
Zoning code
LAR3
APN
5089-026-026
UPID
US10-0459056
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
Ierra Venture LLC · 15 yrs held
Ierra Venture LLC
since 2011
7 recorded transactions
Zoning & alternative use
LAR3 · 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
$25,251
Tax year 2024
Assessed value
$2,009,680
Assessed 2024
Previous assessed
$2,009,680
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$879,234
Assessed improvement
$1,130,446
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
19
Bathrooms
20
Total area
7,182 SF
Lot
0.22 ac (9,735 SF)
Zoning code
LAR3
APN
5089-026-026
UPID
US10-0459056
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Los Angeles, CA
Zoning LAR3 · permitted uses
LAR3 · 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
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
19
Bathrooms
20
Lot
0.22 ac
Current owner
From public records · entity-resolved
Ierra Venture LLC
Entity
Mailing address
16601 PARK LN CIR, LOS ANGELES, CA 90049-1146
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2011
$1,700,000
Ierra Venture LLC
Reliable Trust Deed Svcs
Trustees Deed
related
$2,810,000 · Saman Fakheri
May 7, 1999
$950,000
Chabad,hsng
Goggins,d B
Trustees Deed
—
May 7, 1999
—
Chabad Housing Corp
—
Deed Of Trust
related
$1,175,000 · Individual
Jul 6, 1998
—
Delia B Gogins
Gvc Partnership,
Grant Deed
related
—
Jan 25, 1995
—
Gvc,
Goggins,d B
Trustees Deed
related
—
—
—
Ierra Venture LLC
—
Deed Of Trust
related
$1,650,000 · Vahid Vahdat
—
—
Ierra Venture LLC
—
Deed Of Trust
related
$2,810,000 · Saman Fakheri
—
—
Gvc
—
Deed Of Trust
related
$150,000 · Laikin Trust
—
—
Chabad Housing Corp
—
Deed Of Trust
related
$1,200,000 · Siamak Kohanoff
—
—
Chabad Housing Corp
—
Deed Of Trust
related
$750,000 · Ramin Kohanoff
—
—
Chabad Of California
—
Deed Of Trust
related
$4,050,000 · Fariba Javaherian
—
—
Chabad Housing Corp
—
Deed Of Trust
related
—
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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