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Property profile & analytics
OFF-MARKET
Estimated value
$9,175,000
Manufacturing properties
31149 Via Colinas Westlake Village, CA 91362-3934
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8322753
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Construction
TILT-UP CONCRETE
Total area
17,440 SF
Lot
0.91 ac (39,453 SF)
Zoning code
WVM1*
APN
2054-028-051
UPID
US09-8322753
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
$9.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.64M
Blend (final)
Blend
$9.18M
Owner & transaction history
400 Rosecrans LLC · 5 yrs held
400 Rosecrans LLC
since 2021
Last sale
$9.3M
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.4M
+55.5%
Neighborhood: shopping center
$10.6M
+45.4%
Auto repair, garage
$8.1M
+10.5%
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
$8,980,000
ML approach
$9,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,300,000
Current use
RESTAURANT
$11,355,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,615,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,065,000
Change: +10% · Conversion: Easy
OFFICE BUILDING
$7,965,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$7,930,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$6,685,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$9.18M
Range $8.26M – $10.09M · ±10% · vs last sale $9.25M (Apr 2 2021)
Last sale anchor
$9.25M
Apr 2 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
$526 / 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
$47,418
Tax year 2024
Assessed value
$3,926,469
Assessed 2024
Previous assessed
$3,926,469
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,440,778
Assessed improvement
$1,485,691
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
17,440 SF
Lot
0.91 ac (39,453 SF)
Zoning code
WVM1*
APN
2054-028-051
UPID
US09-8322753
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
INDUSTRIAL (GENERAL) Current
Est. value
$7.3M
RESTAURANT
Est. value
$11.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$8.1M
OFFICE BUILDING
Est. value
$8.0M
MEDICAL BUILDING
Est. value
$7.9M
RETAIL STORES
Est. value
$6.7M
INDUSTRIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
400 Rosecrans LLC
Entity
Mailing address
1875 CENTURY PARK E STE #900, LOS ANGELES, CA 90067-2532
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2022
—
400 Rosecrans LLC
—
Deed
related
$11,500,000 · Premier America Cu
Apr 2, 2021
$9,250,000
400 Rosecrans LLC
Michael C Bollenbacher
Grant Deed
$6,012,500 · Cathay Bank
Apr 2, 2021
—
Michael C Bollenbacher
Jonna Clark Bollenbacher
Affidavit Death Of Trustee/successor Trustee
related
$1,387,500 · Qualfax INC
Oct 21, 2016
—
Bollenbacher Family Trust
—
Deed
related
$2,400,000 · Umpqua Bk
Jun 3, 1994
—
Bollenbacher,jonna C Trustee
Bollenbacher,d W
Quit Claim Deed
related
—
Dec 9, 1992
—
Donald W Bollenbacher
—
Deed Of Trust
related
—
Feb 15, 1989
—
Don Bollenbacher
Delta Partners
Grant Deed
related
—
—
—
Bollenbacher Family Trust
—
Loan Modification
related
$2,400,000 · Umpqua 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.
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