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Property profile & analytics
OFF-MARKET
Estimated value
$2,310,000
Retail space
11018 Washington Blvd Culver City, CA 90232-3901
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6271433
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
WOOD
Total area
3,595 SF
Lot
0.1 ac (4,491 SF)
Zoning code
CCC3YY
APN
4213-008-020
UPID
US09-6271433
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
$2.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.45M
Blend (final)
Blend
$2.31M
Owner & transaction history
Witblitzen LLC · 3 yrs held
Witblitzen LLC
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
CCC3YY · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+32.4%
Office building
$1.8M
+22.2%
Medical building
$1.6M
+11.0%
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
$2,200,000
ML approach
$2,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,475,000
Current use
AUTO REPAIR, GARAGE
$1,955,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,805,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$1,640,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,525,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.31M
Range $2.08M – $2.54M · ±10% · vs last sale $2.39M (Oct 24 2022)
Last sale anchor
$2.39M
Oct 24 2022
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
$643 / 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
$28,714
Tax year 2024
Assessed value
$2,432,700
Assessed 2024
Previous assessed
$2,432,700
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,922,700
Assessed improvement
$510,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,595 SF
Lot
0.1 ac (4,491 SF)
Zoning code
CCC3YY
APN
4213-008-020
UPID
US09-6271433
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3YY · Culver City, CA
Zoning CCC3YY · permitted uses
CCC3YY · 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
RETAIL STORES Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1947
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Witblitzen LLC
Entity
Mailing address
942 PRINCETON DR, MARINA DEL REY, CA 90292-5411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2022
$2,385,000
Witblitzen LLC
Michael Randal Fuller
Grant Deed
$1,295,700 · Wells Fargo Bank NA
Oct 24, 2022
—
Witblitzen LLC
—
Deed
related
$878,000 · So Cal Cdc
Aug 25, 2014
—
Fuller,m & D Living Trust
Fuller,michael R & Diane A
Quit Claim Deed
related
—
May 12, 2006
$1,130,000
Michael R Fuller
Gerald Matthew Pokuta
Grant Deed
$678,000 · Wells Fargo Bank NA
Feb 18, 2005
—
R J Kerendian
Kerendian,r J
Quit Claim Deed
related
—
Feb 18, 2005
$935,000
Gerald M Pokuta
Kerendian,r J
Grant Deed
$560,000 · Omni Bank
Oct 4, 2004
—
Ramin J Kerendian
Yaghouil,faranak
Quit Claim Deed
related
$566,250 · Washington Mutual Fsb
Jul 30, 1993
$350,000
Loren D Relin
Sumitomo Bank Ca
Grant Deed
$280,000 · Sumitomo Bank Ca T
Jan 22, 1993
$438,102
Dentists Guild Cal
Hewson,john O
Trustees Deed
related
—
—
—
Michael R Fuller
—
Deed Of Trust
related
$360,000 · Cdc Small Business Finance Co
—
—
Loren D Relin
—
Deed Of Trust
related
$300,000 · Jackson Federal Bank
—
—
John O An Hewson
—
Deed Of Trust
related
$315,000 · Barclays Bank California
—
—
Loren D Relin
—
Deed Of Trust
related
$180,000 · Capitol Thrift & Loan
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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