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Property profile & analytics
OFF-MARKET
Estimated value
$3,960,000
Apartment buildings
156 Reeves Dr Beverly Hills, CA 90212-3005
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9894727
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1936
Total area
6,452 SF
Lot
0.14 ac (6,070 SF)
Zoning code
BHR4*
APN
4331-001-013
UPID
US09-9894727
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
$3.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.69M
Blend (final)
Blend
$3.96M
Owner & transaction history
Wlsa Us Foundation · 1 yrs held
Wlsa Us Foundation
since 2025
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
BHR4* · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+25.6%
Neighborhood: shopping center
$3.9M
+17.4%
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
$3,900,000
ML approach
$3,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,345,000
Current use
RESTAURANT
$4,200,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,925,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,985,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$2,935,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.96M
Range $3.56M – $4.36M · ±10% · vs last sale $5.33M (Feb 9 2025)
Last sale anchor
$5.33M
Feb 9 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
$614 / 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
$45,888
Tax year 2024
Assessed value
$3,745,440
Assessed 2024
Previous assessed
$3,745,440
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,496,960
Assessed improvement
$1,248,480
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1936
Heating
FLOOR/WALL FURNACE
Cooling
YES
Buildings
2
Units
5
Bathrooms
7
Total area
6,452 SF
Lot
0.14 ac (6,070 SF)
Zoning code
BHR4*
APN
4331-001-013
UPID
US09-9894727
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHR4* · Beverly Hills, CA
Zoning BHR4* · permitted uses
BHR4* · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.3M
RESTAURANT
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1936
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
7
Lot
0.14 ac
Current owner
From public records · entity-resolved
Wlsa Us Foundation
Individual
Mailing address
3971 OESTE AVE, STUDIO CITY, CA 91604-4058
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
$5,330,000
Wlsa Us Foundation
Esk Rangely LLC
Grant Deed
—
Apr 30, 2024
$3,900,000
Esk Rangely LLC
Wpc 156 Zigmund LLC
Grant Deed
$1,550,000 · Midfirst Bank
Aug 31, 2021
—
Wpc 156 Zigmund LLC
Stephen T Copen
Quit Claim Deed
related
—
Feb 23, 2021
—
Stephen T Copen
156 South Reeves Drive Beverly Hill
Quit Claim Deed
related
—
Feb 28, 2020
—
156 South Reeves Drive Beverly Hill
Stephen T Copen
Grant Deed
$2,300,000 · Opus Bank
Jun 12, 2018
—
Marital Trust
—
Deed
related
$1,662,000 · Jpmorgan Chase Bk NA
Aug 14, 2013
—
Stephen T Copen
Copen,stephen T
Quit Claim Deed
related
$1,154,000 · Malaga Bank Fsb
Dec 26, 2007
—
Copen Marital Trust
Copen Trust
Quit Claim Deed
related
—
Apr 28, 2006
—
Copen Trust
Copen,william A
Affidavit Of Death
related
—
May 2, 2002
—
William Copen
Copen,w & P
Quit Claim Deed
related
—
Dec 1, 1995
—
Chipres Nancy Revoc Tr
Chipres,n U
Quit Claim Deed
related
—
Sep 8, 1993
—
Nancy Chipres
Chipres,nancy
Quit Claim Deed
related
$200,000 · United Savings Bank
Aug 31, 1992
$850,000
Nancy Chipres
Waller,maxine
Grant Deed
$550,000 · Seller
Jan 21, 1992
—
Simm Christy M Tr
—
Deed Of Trust
related
—
—
—
William Copen
—
Deed Of Trust
related
$1,000,000 · Abn Amro Mortgage Group INC
—
—
Marital Trust
—
Deed Of Trust
related
$1,662,000 · Jpmorgan Chase Bk NA
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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