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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Turn key restaurants
116 La Cienega Blvd Beverly Hills, CA 90211
Individually Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8634423
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1992
Construction
WOOD
Total area
14,373 SF
Lot
0.76 ac (32,997 SF)
Zoning code
BHC305
APN
4334-021-088
UPID
US09-8634423
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
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.32M
Owner & transaction history
Patricia B Skees · 14 yrs held
Patricia B Skees
since 2011
7 recorded transactions
Zoning & alternative use
BHC305 · Beverly Hills, 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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
by Request
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±10%
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
$91 / 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
$156,093
Tax year 2024
Assessed value
$12,844,954
Assessed 2024
Previous assessed
$12,844,954
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,281,646
Assessed improvement
$8,563,308
Applied tax rate
2.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
14,373 SF
Lot
0.76 ac (32,997 SF)
Zoning code
BHC305
APN
4334-021-088
UPID
US09-8634423
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC305 · Beverly Hills, CA
Zoning BHC305 · permitted uses
BHC305 · Beverly Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.76 ac
Current owner
From public records · entity-resolved
Patricia B Skees
Individual
Mailing address
225 S LK AVE STE #1150, PASADENA, CA 91101-3036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2018
—
100 North La Cienega Partners
—
Deed
related
$3,600,000 · Bank Of The West
Oct 31, 2017
—
100 North La Cienega Partners
—
Deed
related
$3,600,000 · Bank Of The West
Aug 23, 2011
—
Patricia B Skees
Friend B M 1984 Trust
Grant Deed
related
—
May 3, 2010
—
Arthur Clemeck
Clumeck L F 1998 Trust
Grant Deed
related
—
—
—
Debev
—
Deed Of Trust
related
$18,000,000 · Sanwa Bank California
—
—
Naylor Properties INC
—
Deed Of Trust
related
$537,000 · Jackson Federal Bank
—
—
Eds Restaurant Corp
—
Deed Of Trust
related
$5,726,700 · Sanwa Business
—
—
Eds Restaurant Corp
—
Deed Of Trust
related
$3,273,300 · Glenfed Financial
—
—
100 North La Cienega Partners
—
Loan Modification
related
$3,600,000 · Bank Of The West
—
—
100 North La Cienega Partners
—
Loan Modification
related
$3,600,000 · Bank Of The West
—
—
100 North La Cienega Partners
—
Deed Of Trust
related
$4,600,000 · Bank Of The West
—
—
100 North La Cienega Partners
—
Deed Of Trust
related
$4,400,000 · Metlife Capital Financial Corp
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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