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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
31194 La Baya Dr Ste 106 Westlake Village, CA 91362-6426
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8322923
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TILT-UP CONCRETE
Total area
1,194 SF
Lot
3.8 ac (165,323 SF)
Zoning code
WVM1*
APN
2054-028-062
UPID
US09-8322923
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
$720k
CAP Approach
CAP
$455k
Comparable Approach
Comparable
$535k
Blend (final)
Blend
$700k
Owner & transaction history
Mitchell J Willet · 2 yrs held
Mitchell J Willet
since 2023
Last sale
$680,500
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$725,000
+33.2%
Auto repair, garage
$550,000
+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
$725,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
$490,000
6.5%
$455,000
7%
$420,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$545,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$725,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$550,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$545,000
Change: 0% · Conversion: Easy
RETAIL STORES
$460,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $681k (Nov 29 2023)
Last sale anchor
$681k
Nov 29 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
$586 / 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
$4,416
Tax year 2024
Assessed value
$326,593
Assessed 2024
Previous assessed
$326,593
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$109,316
Assessed improvement
$217,277
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
1,194 SF
Lot
3.8 ac (165,323 SF)
Zoning code
WVM1*
APN
2054-028-062
UPID
US09-8322923
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
$545,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$550,000
MEDICAL BUILDING
Est. value
$545,000
RETAIL STORES
Est. value
$460,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
3.8 ac
Current owner
From public records · entity-resolved
Mitchell J Willet
Individual
Mailing address
5877 INDIAN CRST CIR, WESTLAKE VILLAGE, CA 91362-5248
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2023
—
Mitchell J Willet
Mitchell J Willet
Intrafamily Transfer
related
$725,000 · Lantern Financial Corporation
Jan 13, 2022
—
Mitchell Willet
Mitchell J Willet
Intrafamily Transfer
related
—
Oct 26, 2020
—
Mitchell & Jennifer Fam Trust
Mitchell J Willet
Quit Claim Deed
related
—
Feb 4, 2005
—
Mitchell J Willet
Willet,mitchell J
Quit Claim Deed
related
$544,300 · Comerica Bank
Dec 10, 2004
$680,500
Mitchell J Willet
Stt Properties LLC
Grant Deed
$600,000 · Turner Trust
Dec 10, 2004
—
Mitchell J Willet
Willet,jennifer A
Quit Claim Deed
related
—
Apr 17, 2001
—
Stt Properties LLC
—
Deed Of Trust
related
$29,384,696 · Heller Financial
Aug 8, 2000
$2,550,000
Stt Properties LLC
Argc Partners
Grant Deed
—
Dec 31, 1997
$523,000
Pacifica Capital Group Vi LLC
La Baya Westlake Office Bldg
Grant Deed
related
—
Jun 16, 1989
$1,298,000
La Baya Westlake Office Bldg
Unknown
Grant Deed
—
—
—
La Baya Westlake
—
Deed Of Trust
related
$373,000 · American Pacific State Bank
—
—
La Baya Westlake Office Bldg
—
Deed Of Trust
related
$195,000 · American Pacific State Bank
—
—
Mitchell J Willet
—
Loan Modification
related
—
—
—
La Baya Westlake Office Bldg
—
Deed Of Trust
related
$1,525,159 · American Pacific State 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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