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Property profile & analytics
OFF-MARKET
Estimated value
$6,930,000
Office buildings
11101 Washington Blvd, Culver City, CA 90232-3918
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-0341203
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
7,637 SF
Lot
0.25 ac (11,107 SF)
Zoning code
CCC3YY
APN
4213-016-020
UPID
US10-0341203
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
$7.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.05M
Blend (final)
Blend
$6.93M
Owner & transaction history
A & P Real Estate LLC · 4 yrs held
A & P Real Estate LLC
since 2021
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
CCC3YY · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+63.9%
Industrial (general)
$4.9M
+28.0%
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
$7,025,000
ML approach
$7,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,280,000
Change: +64% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,905,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$6.93M
Range $6.24M – $7.62M · ±10% · vs last sale $6.80M (Jul 13 2021)
Last sale anchor
$6.80M
Jul 13 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
$907 / 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
$82,102
Tax year 2024
Assessed value
$7,074,720
Assessed 2024
Previous assessed
$7,074,720
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$1,872,720
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,637 SF
Lot
0.25 ac (11,107 SF)
Zoning code
CCC3YY
APN
4213-016-020
UPID
US10-0341203
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
RESTAURANT
Est. value
$6.3M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
RESTAURANT
INDUSTRIAL (GENERAL)
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
A & P Real Estate LLC
Entity
Mailing address
11101 WASHINGTON BLVD, CULVER CITY, CA 90232-3918
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2021
—
A & P Real Estate LLC
—
Deed
related
$2,066,000 · Cdc Small Business Finance Corp
Jul 13, 2021
$6,800,000
A & P Real Estate LLC
Elly Foroosh
Grant Deed
$4,079,796 · City National Bank
Mar 13, 2018
$20,863,636
Ark Construction & Dev INC
Washington Workspace LLC
Grant Deed
—
Mar 13, 2018
$22,295,455
Foroosh Family Trust
Ark Construction & Dev INC
Grant Deed
—
Nov 16, 2017
$3,850,000
Washington Workspace LLC
Maurice J Joffe
Grant Deed
$3,850,000 · Grand Pacific Financing Corporation
Apr 12, 2017
—
Maurice J Joffe
Joffee,bernice
Affidavit Of Death
related
$2,000,000 · Other Institutional Lenders
Mar 18, 1999
$1,050,000
Joffe,maurice J & Bernice L
Emjay Co,
Trustees Deed
—
Mar 13, 1995
$841,000
Emjay Co
Gaffaney,michael L
Grant Deed
—
Aug 16, 1988
$12,600
Zimmerman,stanley M Tr Et Al
Unknown
Grant Deed
—
—
—
Sandy Clayborn
—
Deed Of Trust
related
$9,680 · Money Net INC
—
—
Maurice J Joffe
—
Deed Of Trust
related
$1,200,000 · Via Dolce Invs
—
—
Maurice J Joffe
—
Deed Of Trust
related
$595,000 · Prime Bank
—
—
Maurice J Joffe
—
Deed Of Trust
related
$500,000 · Emjay Co
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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