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Property profile & analytics
OFF-MARKET
Estimated value
$4,795,000
Apartment buildings
10800 Venice Blvd Culver City, CA 90232-3622
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0328198
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1941
Construction
WOOD
Total area
7,114 SF
Lot
0.48 ac (20,874 SF)
Zoning code
CCR4*
APN
4208-018-020
UPID
US10-0328198
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
$4.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.57M
Blend (final)
Blend
$4.80M
Owner & transaction history
Saqshe Capital LLC · 5 yrs held
Saqshe Capital LLC
since 2021
Last sale
$5.0M
6 recorded transactions
Zoning & alternative use
CCR4* · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.9M
+118.0%
Industrial (general)
$4.6M
+70.2%
Auto repair, garage
$3.9M
+44.0%
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 Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City 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
$4,555,000
ML approach
$4,615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,850,000
Change: +118% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,570,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,865,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$3,570,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$3,240,000
Change: +21% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,015,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$2,920,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$4.80M
Range $4.32M – $5.27M · ±10% · vs last sale $5.00M (Apr 5 2021)
Last sale anchor
$5.00M
Apr 5 2021
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
$674 / 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
$68,377
Tax year 2024
Assessed value
$5,310,900
Assessed 2024
Previous assessed
$5,310,900
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$4,775,436
Assessed improvement
$535,464
Applied tax rate
12.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1941
Construction
WOOD
Heating
NONE
Cooling
YES
Units
18
Bathrooms
18
Total area
7,114 SF
Lot
0.48 ac (20,874 SF)
Zoning code
CCR4*
APN
4208-018-020
UPID
US10-0328198
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCR4* · Culver City, CA
Zoning CCR4* · permitted uses
CCR4* · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1941
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
18
Bathrooms
18
Lot
0.48 ac
Current owner
From public records · entity-resolved
Saqshe Capital LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3047 GREENFIELD AVE, LOS ANGELES, CA 90034-3012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2021
$5,000,000
Saqshe Capital LLC
David Hantman
Grant Deed
—
Jan 27, 2021
—
Hantman,joseph M Trust
Judith Hantman
Quit Claim Deed
related
—
Jan 21, 2021
—
Daniel Hantman
Daniel Hantman
Quit Claim Deed
related
—
Dec 29, 2020
—
Joseph M Hantman
Judith Hantman
Quit Claim Deed
related
—
Sep 25, 2020
—
David Hantman
David Hantman
Quit Claim Deed
related
—
Jan 15, 1970
$119,000
Joseph Etal Hantman
—
Grant Deed
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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