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Property profile & analytics
OFF-MARKET
Estimated value
$6,240,000
Office buildings
10866 Wilshire Blvd Los Angeles, CA 90024-4300
Entity Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6522671
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Construction
STEEL FRAME
Total area
202,388 SF
Lot
1.01 ac (43,865 SF)
Zoning code
LAC2
APN
4325-005-074
UPID
US09-6522671
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
-
David J. Elbaz Law Firm
-
Kopple & Klinger LLP Law Firm
-
Faruqi & Faruqi, LLP Law Firm
-
Rahban CPA & Consulting Consultant
-
The Blue Law Group Inc. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.24M
Owner & transaction history
Westwood Place Investors LLC · 27 yrs held
Westwood Place Investors LLC
since 1999
5 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
$31 / 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
$1,032,968
Tax year 2024
Assessed value
$81,306,947
Assessed 2024
Previous assessed
$81,306,947
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$19,366,107
Assessed improvement
$61,940,840
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
NONE
Total area
202,388 SF
Lot
1.01 ac (43,865 SF)
Zoning code
LAC2
APN
4325-005-074
UPID
US09-6522671
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
1986
Construction
STEEL FRAME
Heating
NONE
Lot
1.01 ac
Current owner
From public records · entity-resolved
Westwood Place Investors LLC
Entity
Mailing address
1299 OCEAN AVE STE #1000, SANTA MONICA, CA 90401-1063
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2019
—
Westwood Place Investors LLC
—
Deed
related
$400,000,000 · Wells Fargo Bank NA
Jun 27, 2016
—
Westwood Place Investors LLC
—
Deed
related
$360,000,000 · Wells Fargo Bk
Apr 16, 1999
$52,900,000
Westwood Place Investors LLC
Westwood Place
Grant Deed
related
$31,900,000 · Massachusetts Mutual Life Ins
—
—
Westwood Place Investors LLC
—
Deed Of Trust
related
$360,000,000 · Wells Fargo Bk
—
—
Westwood Place Investors LLC
—
Deed Of Trust
related
$36,700 · Eurohypo Ag New York Branch
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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