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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
31194 La Baya Dr 205 Westlake Village, CA 91362-4022
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-8322766
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TILT-UP CONCRETE
Total area
1,361 SF
Lot
3.8 ac (165,323 SF)
Zoning code
WVM1*
APN
2054-028-069
UPID
US09-8322766
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
$515k
Comparable Approach
Comparable
$429k
Blend (final)
Blend
$515k
Owner & transaction history
Agoura Facilities LLC · 7 yrs held
Agoura Facilities LLC
since 2019
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$830,000
+33.2%
Auto repair, garage
$630,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$620,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$830,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$630,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$620,000
Change: 0% · Conversion: Easy
RETAIL STORES
$520,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$378 / 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
$6,257
Tax year 2024
Assessed value
$492,136
Assessed 2024
Previous assessed
$492,136
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$147,640
Assessed improvement
$344,496
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
1,361 SF
Lot
3.8 ac (165,323 SF)
Zoning code
WVM1*
APN
2054-028-069
UPID
US09-8322766
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
$620,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$630,000
MEDICAL BUILDING
Est. value
$620,000
RETAIL STORES
Est. value
$520,000
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
Agoura Facilities LLC
Entity
Mailing address
31194 LA BAYA DR STE #201, WESTLAKE VILLAGE, CA 91362-6431
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2019
$900,000
Agoura Facilities LLC
Whiddon Family Trust
Grant Deed
$373,000 · Cdc Small Business Finance Corp
Feb 2, 2006
—
Whiddon Family Trust
Whiddon,gary L & Ellen L
Quit Claim Deed
related
—
Nov 12, 2004
$580,000
Gary L Whiddon
Stt Properties LLC
Grant Deed
$294,900 · Wells Fargo Bank
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
—
—
—
Agoura Facilities LLC
—
Deed Of Trust
related
$450,000 · Jp Morgan Chase Bk
—
—
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
—
—
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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