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Property profile & analytics
OFF-MARKET
Estimated value
$4,250,000
Parking lots & garages
Los Angeles, CA 90029
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9572029
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1956
Total area
5,600 SF
Lot
0.13 ac (5,655 SF)
Zoning code
LAR4
APN
5536-009-009
UPID
US09-9572029
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
$4.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$4.25M
Owner & transaction history
Edward I Kim · 6 yrs held
Edward I Kim
since 2020
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
LAR4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.6M
+33.0%
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
$4,150,000
ML approach
$4,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$3,465,000
Current use
RESTAURANT
$4,605,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,045,000
Change: -12% · Conversion: Difficult
OFFICE BUILDING
$2,810,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$4.25M
Range $3.83M – $4.68M · ±10% · vs last sale $4.30M (Feb 24 2020)
Last sale anchor
$4.30M
Feb 24 2020
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
$759 / 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
$7,607
Tax year 2024
Assessed value
$612,000
Assessed 2024
Previous assessed
$612,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$612,000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1956
Heating
NONE
Total area
5,600 SF
Lot
0.13 ac (5,655 SF)
Zoning code
LAR4
APN
5536-009-009
UPID
US09-9572029
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · 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
PARKING LOT Current
Est. value
$3.5M
RESTAURANT
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.8M
PARKING LOT Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE 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
1956
Heating
NONE
Lot
0.13 ac
Current owner
From public records · entity-resolved
Edward I Kim
Individual
Mailing address
15466 VENTURA BLVD #302, SHERMAN OAKS, CA 91403-3002
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
May 20, 2021
—
Edward I Kim
—
Deed
related
$7,350,000 · Presbury Street LLC
Feb 24, 2020
—
Edward I Kim
Edward I Kim
Quit Claim Deed
related
$7,350,000 · Lone Oak Fund
Aug 1, 2008
$1,800,000
Edward I Kim
Virginia Property LLC
Grant Deed
$1,260,000 · Luther Burbank Savings
Mar 25, 2004
—
Virginia Property LLC
Virginia LLC
Quit Claim Deed
related
$1,000,000 · United Commercial Bank
Jul 16, 2002
$930,000
Henry Bitterman
Rosenberg Trust
Grant Deed
$697,500 · United Commercial Bank
Jul 31, 2000
$690,000
Rosenberg Trust
Nesler,john
Grant Deed
$525,000 · Seller
Sep 7, 1995
—
John Nesler
State Street Bank & Trust Ttee
Grant Deed
$120,000 · Individual
Jul 19, 1993
—
U S W Int'l Inv INC
Mastrodomenico,m
Grant Deed
related
—
—
—
Edward I|cho Ginnie R Kim
—
Deed Of Trust
related
$1,300,000 · Jp Morgan Chase Bk
—
—
Edward I Kim
—
Deed Of Trust
related
$1,354,500 · One United Bank
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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