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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Retail space
262 Robertson Blvd Beverly Hills, CA 90211
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8736075
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
5,006 SF
Lot
0.24 ac (10,443 SF)
Zoning code
BHC3YY
APN
4333-016-055
UPID
US09-8736075
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
$1.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.51M
Owner & transaction history
Jeanne Phillips · 3 yrs held
Jeanne Phillips
since 2022
7 recorded transactions
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+20.7%
Medical building
$2.3M
+18.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,845,000
6.5%
$1,705,000
7%
$1,580,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,920,000
Current use
AUTO REPAIR, GARAGE
$2,315,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$2,275,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,545,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±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
$301 / 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
$74,186
Tax year 2024
Assessed value
$6,129,308
Assessed 2024
Previous assessed
$6,129,308
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,288,033
Assessed improvement
$841,275
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,006 SF
Lot
0.24 ac (10,443 SF)
Zoning code
BHC3YY
APN
4333-016-055
UPID
US09-8736075
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Zoning BHC3YY · permitted uses
BHC3YY · 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
RETAIL STORES Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Jeanne Phillips
Individual
Mailing address
270 S ROBERTSON BLVD, BEVERLY HILLS, CA 90211-2811
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2022
—
Jeanne Phillips
Michael Walter Harris
Affidavit Death Of Trustee/successor Trustee
—
Dec 4, 2013
$5,100,000
K & J Chan Investments LLC
Harris M Walter Trust
Grant Deed
$2,550,000 · Bank Of The West
Nov 15, 2013
—
Harris,m Walter Trust
Mwh Robertson LLC
Quit Claim Deed
—
Aug 31, 2012
—
Mwh Robertson LLC
Harris M Walter Trust
Grant Deed
—
Mar 18, 2003
—
M W Harris
Phillips,jeanne
Quit Claim Deed
related
—
Jun 4, 1998
—
M W Harris
Harris,m
Quit Claim Deed
related
—
Feb 14, 1989
$1,600,000
Harris M W&marga
Charney,william
Trustees Deed
—
Feb 14, 1989
—
Harris M W
Harris M W&marga
Quit Claim Deed
related
$1,125,000 · City National Bank
—
—
Walter Harris
—
Deed Of Trust
related
$25,000 · Garfield Tepper Epstein & Turn
—
—
M W Harris
—
Deed Of Trust
related
$924,799 · City National Bank
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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