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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Office buildings
1650 Westwood Blvd Los Angeles, CA 90024-5629
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-7496909
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
WOOD
Total area
10,424 SF
Lot
0.16 ac (6,890 SF)
Zoning code
LAC4
APN
4325-021-014
UPID
US09-7496909
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
Current use
Occupant on record · Public records
-
Support Bay Computer & Electronic Repair
-
Green Design Builders Inc General Contractor
-
AtomRain (Bike/Boat/Book/etc) Store Corporate Office
-
Pacific Vietnam University University
-
Hair Reborn Salon & Beauty Supply by Phoenix Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Federal Associates LLC · 6 yrs held
Federal Associates LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, 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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,415,000
Change: -16% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,345,000
Change: -17% · Conversion: Easy
RETAIL STORES
$4,280,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±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
$269 / 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
$56,704
Tax year 2024
Assessed value
$4,626,549
Assessed 2024
Previous assessed
$4,626,549
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,232,688
Assessed improvement
$1,393,861
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,424 SF
Lot
0.16 ac (6,890 SF)
Zoning code
LAC4
APN
4325-021-014
UPID
US09-7496909
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
RETAIL STORES
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Federal Associates LLC
Entity
Mailing address
1650 W WESTWOOD BLVD STE #300, LOS ANGELES, CA 90024-5631
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2020
—
Federal Associates LLC
—
Deed
related
$2,500,000 · First Republic Bk
Sep 11, 2019
$7,450,000
Federal Associates LLC
Westside Equity Partners LLC
Grant Deed
$2,000,000 · Westside Equity Partners
Jun 5, 2019
$7,450,000
Westside Equity Partners LLC
1650 Westwood Commercial LLC
Grant Deed
$3,850,000 · First Choice Bank
Dec 13, 2012
—
1650 Westwood Commercial LLC
Callans,charlotte
Grant Deed
—
Nov 26, 2012
—
Charlotte Callans
Aiken Family Trust A
Grant Deed
related
—
Sep 15, 2006
—
Aiken Douglas W Tr
Aiken,james G
Affidavit Of Death
related
—
—
—
Federal Associates LLC
—
Deed Of Trust
related
$2,500,000 · First Republic Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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