1170 Robertson Blvd Los Angeles, CA 90035-1404
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$1.57M
Range $1.41M – $1.72M (±10%)
Implied cap rate
2.50%
In-place · NOI ÷ last sale
Property ID
US10-0274496
Property summary
AI-generated overview
Exceptional opportunity to acquire a thriving, fully operational sushi restaurant in the heart of Los Angeles' desirable Beverlywood neighborhood. This single-tenant property, situated at 1170 S Robertson Blvd, boasts 1,700 square feet on a 3,600 square foot lot, offering ample space for both indoor and outdoor dining. Built in 1955, the building features seven parking spaces, a significant advantage in this high-traffic area. The property benefits from high foot and vehicle traffic, situated in a mixed-use neighborhood with strong residential and commercial activity. Its prime location offers easy access to Beverly Hills, Culver City, Century City, and West Hollywood, ensuring high visibility and a strong customer base. The property is zoned LAC2 and is currently operating at 100% occupancy. This is a rare opportunity to own a successful restaurant in a highly sought-after location where similar properties rarely become available. The asking price is $2,600,000, translating to $1,529.41 per square foot. Please note that disturbing the current tenant is discouraged.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
TILT-UP CONCRETE
Total area
1,695 SF
Lot
0.08 ac (3,594 SF)
Zoning code
LAC2
APN
4332-015-023
UPID
US10-0274496
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Roofing Company General Contractor
-
(Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.57M
Owner & transaction history
since 2025
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 30 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.57M
Value range
$1.41M – $1.72M
±10% around blend
Estimated value / SF
$923 / SF
Confidence
High
30 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$1.41M
blend $1.57M
$1.72M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,695 SF
Lot area
0.08 ac
Year built
1955
Stories
1
APN
4332-015-023
Assessed value
$551,906
Annual tax
$6,981
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$984k
Weighted, 20 comps · high confidence
Evidence
30 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 1,925 SF
2.6 mi away · 1,800 SF
3.8 mi away · 2,094 SF
4.1 mi away · 1,800 SF
4.6 mi away · 1,992 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.57M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$796
+16%
Submarket 1199 sales
$411
+125%
County 3566 sales
$383
+141%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $923/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 30 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.50%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$115k *
Last sale · May 2025
$1.65M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.61M
Move the market yield to see immediate price impact.
Value / SF
$2,717
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.00%2.50%3.00%
$104k
$5.18M
$4.15M
$3.45M
$115k
$5.76M
$4.61M
$3.84M
$127k
$6.33M
$5.07M
$4.22M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
30 found
High confidence · county-verified
Closest comparable
$515k
1.3 mi · Nov 2025 · $429/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,981
Tax year 2024
Assessed value
$551,906
Assessed 2024
Previous assessed
$551,906
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$404,741
Assessed improvement
$147,165
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,695 SF
Lot
0.08 ac (3,594 SF)
Zoning code
LAC2
APN
4332-015-023
UPID
US10-0274496
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CAZoning LAC2 · permitted uses
LAC2 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Los Angeles, CA
Recorded code
LAC2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LAC2 in Los Angeles, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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