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Property profile & analytics
OFF-MARKET
Estimated value
$5,190,000
Manufacturing properties
31111 Via Colinas Ste 202 Westlake Village, CA 91362-3961
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6284728
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1977
Construction
TILT-UP CONCRETE
Total area
5,707 SF
Lot
3.92 ac (170,693 SF)
Zoning code
WVM1*
APN
2054-028-089
UPID
US09-6284728
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
$5.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.77M
Blend (final)
Blend
$5.19M
Owner & transaction history
Juliana INC · 5 yrs held
Juliana INC
since 2021
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+55.5%
Neighborhood: shopping center
$3.5M
+45.4%
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 Westlake Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westlake Village 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
$5,070,000
ML approach
$5,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,715,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,475,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$5.19M
Range $4.67M – $5.71M · ±10% · vs last sale $5.23M (May 27 2021)
Last sale anchor
$5.23M
May 27 2021
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
$909 / 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
$27,938
Tax year 2024
Assessed value
$2,377,105
Assessed 2024
Previous assessed
$2,377,105
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$583,664
Assessed improvement
$1,793,441
Applied tax rate
9.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
5,707 SF
Lot
3.92 ac (170,693 SF)
Zoning code
WVM1*
APN
2054-028-089
UPID
US09-6284728
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WVM1* · Westlake Village, CA
Zoning WVM1* · permitted uses
WVM1* · Westlake Village, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westlake Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
3.92 ac
Current owner
From public records · entity-resolved
Juliana INC
Entity
Mailing address
31111 VIA COLINAS STE #201, WESTLAKE VILLAGE, CA 91362-3962
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
May 27, 2021
—
Juliana INC
Dosicas Holdings LLC
Lease
—
May 27, 2021
$5,225,000
Dosicas Holdings LLC
Ems Real Estate Holding LLC
Grant Deed
$2,118,000 · Business Finance Capital
Sep 22, 2017
—
Ems Real Estate Holding LLC
—
Grant Deed
related
$1,800,000 · Community Bk
Oct 16, 2012
$2,210,000
Ems Real Estate Holding LLC
Gyroscope Properties
Grant Deed
—
Oct 16, 2012
—
Ems Real Estate Holding LLC
—
Deed Of Trust
related
$1,657,500 · Wells Fargo Bank
Dec 27, 1996
$1,193,500
Gyroscope Properties
—
Grant Deed
related
—
—
—
Ems Real Estate Holding LLC
—
Deed Of Trust
related
$975,000 · Blaauw Family Trust (pt)
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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