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Property profile & analytics
OFF-MARKET
Residential income homes
10604 Santa Monica Blvd Los Angeles, CA 90025-4808
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-7610254
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1947
Total area
5,165 SF
Lot
0.21 ac (9,351 SF)
Zoning code
LAC2
APN
4321-003-035
UPID
US09-7610254
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
Premier Westwood LLC · 9 yrs held
Premier Westwood LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAC2 · 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
$67,768
Tax year 2024
Assessed value
$5,575,361
Assessed 2024
Previous assessed
$5,575,361
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$5,120,231
Assessed improvement
$455,130
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1947
Heating
NONE
Total area
5,165 SF
Lot
0.21 ac (9,351 SF)
Zoning code
LAC2
APN
4321-003-035
UPID
US09-7610254
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · 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
1947
Heating
NONE
Lot
0.21 ac
Current owner
From public records · entity-resolved
Premier Westwood LLC
Entity
Mailing address
PO BOX 25517, LOS ANGELES, CA 90025-0517
Ownership since
2017
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
Jan 15, 2021
—
Premier Westwood LLC
—
Deed
related
$12,000,000 · East West Bank
Jan 11, 2019
—
Premier Westwood LLC
—
Trustees Deed
related
$10,450,000 · First Republic Bk
Mar 15, 2017
$4,900,000
Premier Westwood LLC
Michael Shaw Weber
Grant Deed
$2,720,000 · East West Bank
Aug 8, 2005
$620,000
Michael S Weber
Little Inn INC
Grant Deed
—
Jun 19, 1992
—
Shahrokh Hajian
Hajian,shahrokh
Quit Claim Deed
related
$100,000 · Seller
May 6, 1992
$160,000
Mehdi Massih
Hajian,shahrokh
Grant Deed
—
Feb 12, 1988
$826,000
Interstate Excha
Sonde
Trustees Deed
$525,000 · Sumitomo Bank
Feb 12, 1988
—
Shahrokh Hajian
Hajia
Quit Claim Deed
related
—
—
—
Little Inn INC
—
Deed Of Trust
related
$335,000 · Fallbrook National Bank
—
—
Little Inn INC
—
Deed Of Trust
related
$230,000 · Fallbrook National 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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