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Property profile & analytics
OFF-MARKET
Estimated value
$5,750,000
Office buildings
31113 Via Colinas Westlake Village, CA 91362-3922
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7440182
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
TILT-UP CONCRETE
Total area
11,352 SF
Lot
1.09 ac (47,698 SF)
Zoning code
WVM1*
APN
2054-028-081
UPID
US09-7440182
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
$5.82M
CAP Approach
CAP
$4.32M
Comparable Approach
Comparable
$7.63M
Blend (final)
Blend
$5.75M
Owner & transaction history
William Paymard · 2 yrs held
William Paymard
since 2023
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.4M
+42.6%
Neighborhood: shopping center
$6.9M
+33.2%
Auto repair, garage
$5.3M
+1.3%
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
$5,985,000
ML approach
$5,815,000
CAP Approach
CAP Return
Estimation
6%
$4,670,000
6.5%
$4,315,000
7%
$4,005,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,185,000
Current use
RESTAURANT
$7,390,000
Change: +43% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,910,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,250,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$5,160,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,755,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$4,350,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$5.75M
Range $5.18M – $6.33M · ±10% · vs last sale $5.60M (Dec 14 2023)
Last sale anchor
$5.60M
Dec 14 2023
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
$507 / 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
$65,002
Tax year 2024
Assessed value
$5,600,000
Assessed 2024
Previous assessed
$5,600,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,360,000
Assessed improvement
$2,240,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,352 SF
Lot
1.09 ac (47,698 SF)
Zoning code
WVM1*
APN
2054-028-081
UPID
US09-7440182
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
OFFICE BUILDING Current
Est. value
$5.2M
RESTAURANT
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$5.2M
INDUSTRIAL (GENERAL)
Est. value
$4.8M
RETAIL STORES
Est. value
$4.4M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
William Paymard
Individual
Mailing address
938 PO BOX 3410TH ST, CAMARILLO, CA 93011-3410
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
$5,600,000
William Paymard
H & J Real Estate Holdings LLC
Grant Deed
$3,625,000 · Bank Of Southern California NA
Dec 14, 2016
—
H & J Real Estate Holdings LLC
—
Deed
related
$2,300,000 · Mufg Union Bank NA
Dec 3, 2008
$2,611,000
H & J Real Estate Holdings LLC
P & L Properties LLC
Grant Deed
$1,305,480 · City National Bank
Oct 13, 1999
$1,033,000
P And P Properties LLC
—
Grant Deed
related
—
—
—
Strategic Industrial Holdings
—
Deed Of Trust
related
$10,000 · Fremont Investment & Loan
—
—
P & L Properties LLC
—
Deed Of Trust
related
$250,000 · California Oaks State Bank
—
—
P & L Properties LLC
—
Deed Of Trust
related
$700,000 · Ventura County Business Bank
—
—
P & L Properties LLC
—
Deed Of Trust
related
$755,619 · Ventura County Business Bank
—
—
P & L Properties LLC
—
Deed Of Trust
related
$619,800 · Los Robles 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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