Confidential valuation model. Enter the access code provided by your AMRE advisor to continue.
Los Angeles, CA 90020 · Westminster Square / Koreatown · LAR4
Edit any rent, toggle occupancy, and move the cap rate, expense ratio, and vacancy factor. Value, price per door, and GRM recalculate live. The model opens on the stabilized roll — vacancies leased at their current asking rents. Nothing is saved; reload to reset.
Toggle the switch to mark a unit occupied or vacant. Type over any rent to model a scenario.
| # | Unit | Occ. | In place | Modeled |
|---|---|---|---|---|
| Total scheduled | — | — | ||
| Annualized gross scheduled rent | — | |||
Market-turnover figures are AMRE estimates for the submarket and unit type, not verified comps. Replace them with pulled comps before they go into any offering memorandum.
Drag to test the range.
Annual, at the modeled roll.
Modeled operating expenses work out to —. Replace with the actual expense schedule as soon as it's available — this is the assumption a buyer will push hardest on.
Same modeled rent roll and expenses, priced 100 basis points either side of wherever you have the slider. The highlighted row is your current setting. Every 25 basis points is real money at this NOI — which is why the expense audit and the retrofit certificate matter more than the asking price.
| Cap rate | Building value | Estate 25% share | Per door | GRM |
|---|
The estate plan carried these buildings on a per-door assumption rather than on income. If the cap rate required to justify the prior number sits below the market range, the gap is the turnover story — not a valuation error. Model the market-turnover preset above to see where the two reconcile.
Reassessment estimated at 1.25% of sale price (1% Prop 13 base plus typical LA direct assessments and voter-approved debt). This is the buyer's carry, not the estate's — but it shapes what a buyer can pay.
All eight occupied at $13,452.07/mo ($161,425/yr) — the highest in-place roll of the three, on the largest lot, with the best zoning.
It's also the most bifurcated. Units 3 and 6 clear $2,628–$2,682, which establishes what the building can actually achieve. Units 4, 8, and 2 sit at $830, $1,000, and $1,105. Three units at roughly a third of proven in-building rent is a ~$4,500/mo turnover story — the single largest upside line item in the estate outside Sherbourne.
The catalyst is ownership, not operations: the last original partner is deceased and the interest is now spread across the children. Estates want clean exits, and LAR4 zoning on a 9,065 sq ft lot gives a developer-buyer a second reason to bid.
Recommended posture: lead with Gramercy, then present the 24-unit three-building package as the upsell.
All three buildings share the same partner group. Same model, same format — compare them side by side, then decide whether to price individually or as a 24-unit package.