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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Apartment buildings
135 Hillcrest Blvd Inglewood, CA 90301-1348
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8627400
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Total area
9,391 SF
Lot
0.29 ac (12,487 SF)
Zoning code
INR3YY
APN
4021-006-001
UPID
US09-8627400
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
$1.79M
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.89M
Owner & transaction history
4j South Bay LLC · 1 yrs held
4j South Bay LLC
since 2025
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
INR3YY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.9M
+22.5%
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 Inglewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inglewood 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,940,000
6.5%
$1,790,000
7%
$1,660,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,355,000
Current use
INDUSTRIAL (GENERAL)
$2,885,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±10% · vs last sale $2.25M (Nov 11 2024)
Last sale anchor
$2.25M
Nov 11 2024
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
$201 / 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
$8,669
Tax year 2024
Assessed value
$453,168
Assessed 2024
Previous assessed
$453,168
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$133,155
Assessed improvement
$320,013
Applied tax rate
4.0000
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
1958
Heating
NONE
Units
12
Bathrooms
12
Total area
9,391 SF
Lot
0.29 ac (12,487 SF)
Zoning code
INR3YY
APN
4021-006-001
UPID
US09-8627400
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
INR3YY · Inglewood, CA
Zoning INR3YY · permitted uses
INR3YY · Inglewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inglewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
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
1958
Heating
NONE
Units
12
Bathrooms
12
Lot
0.29 ac
Current owner
From public records · entity-resolved
4j South Bay LLC
Entity
Mailing address
190 MAPACHE DR, PORTOLA VALLEY, CA 94028-7316
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2025
—
4j South Bay LLC
—
Deed
related
$1,800,000 · Ffb Bank
Feb 11, 2025
$2,250,000
4j South Bay LLC
Norma J Suber
Grant Deed
$1,575,000 · Fidelity Bancorp Funding INC
Nov 27, 2023
—
Norma J Suber
Eddie J Suber JR
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 11, 2020
—
Eddie J Suber JR.
—
Deed
related
$1,350,000 · Jpmorgan Chase Bank NA
Jun 10, 2005
—
Eddie J Suber JR
Eddie J Suber JR
Intrafamily Transfer
related
$750,000 · Washington Mutual Bank Fa
—
—
Eddie J Suber JR.
—
Deed Of Trust
related
$490,000 · World Savings & Loan
—
—
Eddie J Suber
—
Deed Of Trust
related
$80,000 · World Savings Bank
—
—
Eddie J Suber
—
Deed Of Trust
related
$580,000 · Washington Mutual Fsb
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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