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Property profile & analytics
OFF-MARKET
Estimated value
$25,300,000
Apartment buildings
1131 La Cienega Blvd West Hollywood, CA 90069
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8735896
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Construction
WOOD
Total area
48,682 SF
Lot
0.75 ac (32,547 SF)
Zoning code
WDR4*
APN
5555-005-205
UPID
US09-8735896
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
$27.26M
Blend (final)
Blend
$25.30M
Owner & transaction history
Regent Terraces Tic LLC
Regent Terraces Tic LLC
since 2025
Last sale
$23.0M
7 recorded transactions
Zoning & alternative use
WDR4* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$40.0M
+107.9%
Auto repair, garage
$26.5M
+37.4%
Office building
$24.4M
+26.8%
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 West Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hollywood 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
$27,945,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$19,265,000
Current use
RESTAURANT
$40,045,000
Change: +108% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,465,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$24,435,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$22,175,000
Change: +15% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$20,615,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$19,985,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$25.30M
Range $22.77M – $27.83M · ±10% · vs last sale $23.00M (Jul 15 2025)
Last sale anchor
$23.00M
Jul 15 2025
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
$520 / 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
$359,960
Tax year 2024
Assessed value
$29,328,273
Assessed 2024
Previous assessed
$29,328,273
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$19,600,000
Assessed improvement
$9,728,273
Applied tax rate
1.0000
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
1990
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
42
Bathrooms
76
Total area
48,682 SF
Lot
0.75 ac (32,547 SF)
Zoning code
WDR4*
APN
5555-005-205
UPID
US09-8735896
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDR4* · West Hollywood, CA
Zoning WDR4* · permitted uses
WDR4* · West Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$19.3M
RESTAURANT
Est. value
$40.0M
AUTO REPAIR, GARAGE
Est. value
$26.5M
OFFICE BUILDING
Est. value
$24.4M
MEDICAL BUILDING
Est. value
$22.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.6M
RETAIL STORES
Est. value
$20.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
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
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
42
Bathrooms
76
Lot
0.75 ac
Current owner
From public records · entity-resolved
Regent Terraces Tic LLC
Entity
Mailing address
4751 WILSHIRE BLVD STE #110, LOS ANGELES, CA 90010-3838
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2025
—
Regent Terraces Tic LLC
—
Deed
related
$12,529,000 · Northmarq Capital Finance L L C
Oct 15, 2025
$23,000,000
Regent Terraces Tic LLC
Terraces 1121 LLC
Grant Deed
$12,500,000 · Hankey Capital LLC
Dec 29, 2023
$26,500,000
Terraces 1121 LLC
Tcs Investors LLC
Deed In Lieu Of Foreclosure
related
—
Nov 24, 2021
$29,250,000
Ics Investors LLC
Caldale Re Investments LLC
Grant Deed
$27,000,000 · Hankey Capital LLC
Nov 24, 2021
—
Caldale Re Investments LLC
Terraces At La Cienega LLC
Intrafamily Transfer
related
—
Oct 16, 2012
—
Terraces At La Cienega LLC
Sarkis Family Living Trust
Grant Deed
—
Jun 24, 2008
—
Caldale Holdings INC
—
Deed Of Trust
related
$6,500,000 · Rabobank
Jan 30, 2003
—
Sarkis,tr
Sarkis,hratch & Helga
Quit Claim Deed
related
—
Jan 13, 1989
$163,000
Sarkis Hratch
Unknown
Grant Deed
—
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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