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Property profile & analytics
OFF-MARKET
Estimated value
$25,130,000
Community centers
9618 Pico Blvd Los Angeles, CA 90035-1279
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-6523901
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1996
Construction
CONCRETE
Total area
82,959 SF
Lot
1.21 ac (52,688 SF)
Zoning code
LAC4
APN
4306-001-037
UPID
US09-6523901
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
-
LibertyX Bitcoin ATM Atm
-
CDReload - Online Bitcoin ATM Atm Money Transfer Service
-
Valet Parking Pros LLC Parking Lot & Garage
-
Hwang's Taekwondo Center Training Center Sports School
-
Coinhub Bitcoin ATM Teller Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$34.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$25.13M
Owner & transaction history
Mrs Goochs Natural Food Markets INC
Mrs Goochs Natural Food Markets INC
since 2025
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$41.6M
+18.5%
Medical building
$37.8M
+7.6%
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%
$37,445,000
6.5%
$34,565,000
7%
$32,095,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$35,135,000
Current use
OFFICE BUILDING
$41,635,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$37,790,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$25.13M
Range $22.62M – $27.64M · ±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
$303 / 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
$668,624
Tax year 2024
Assessed value
$54,955,715
Assessed 2024
Previous assessed
$54,955,715
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$29,965,902
Assessed improvement
$24,989,813
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1996
Construction
CONCRETE
Heating
NONE
Stories
1
Units
9
Total area
82,959 SF
Lot
1.21 ac (52,688 SF)
Zoning code
LAC4
APN
4306-001-037
UPID
US09-6523901
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$35.1M
OFFICE BUILDING
Est. value
$41.6M
MEDICAL BUILDING
Est. value
$37.8M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
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
1996
Construction
CONCRETE
Heating
NONE
Stories
1
Units
9
Lot
1.21 ac
Current owner
From public records · entity-resolved
Mrs Goochs Natural Food Markets INC
Entity
Free & Clear · 0 yrs held
Mailing address
802 GERVAIS ST STE #200, COLUMBIA, SC 29201-3168
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
—
Mrs Goochs Natural Food Markets INC
Ap 9600 9636 West Pico Blvd LP
Deed
—
Nov 7, 2018
$24,844,500
Ap 9600-9636 West Pico Blvd LP
Ohearn Of Hillcrest Prop LLC
Grant Deed
—
Dec 8, 2008
—
Ohearn Of Hillcrest Props LLC
Force-ohearn LLC
Quit Claim Deed
—
Jun 12, 2007
$16,792,000
L & M Ohearn Properties LLC
Hillcrest Eagle Shopping Ctr L
Grant Deed
—
Jan 20, 2005
$34,150,340
Hillcrest Eagle Shopping Ctr L
Hillcrest Promenade Assocs
Grant Deed
$30,346,000 · Pnc Bank
Aug 26, 1999
—
Partners Legate
—
Deed Of Trust
related
—
Jan 7, 1992
—
Epb Investments
—
Deed Of Trust
related
—
Dec 20, 1991
$7,500
Burch Trust
Burch Trust
Grant Deed
related
—
—
—
Ohearn Of Hillcrest Properties
—
Deed Of Trust
related
$27,750,000 · Allstate Life Insurance 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.
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