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Property profile & analytics
OFF-MARKET
Estimated value
$7,340,000
Office buildings
31225 La Baya Dr Westlake Village, CA 91362-4019
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8514009
Property summary
AI-generated overview
Westlake Atrium offers exceptional executive office space for lease in Los Angeles County. This prestigious building boasts a total of 23,860 square feet, with multiple tenancy options available. Currently, 11,782 square feet of space is vacant, offering flexible lease terms for businesses seeking 967 to 2,375 contiguous square feet. The building features highly improved, move-in ready suites, perfect for immediate occupancy. Enjoy convenient amenities including on-site management, outdoor seating areas, and complimentary common area WiFi. The property provides ample parking with a ratio of 2.4 spaces per 1,000 square feet. This is an ideal location for businesses seeking a modern, well-maintained office space in a desirable area of Los Angeles County. The building's traditional office design blends seamlessly with modern conveniences, creating a productive and comfortable work environment. Seven spaces are currently available, ranging in size to accommodate various business needs. Contact us today to schedule a viewing and secure your ideal office space within Westlake Atrium.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
45,074 SF
Lot
1.61 ac (70,300 SF)
Zoning code
WVM1*
APN
2054-028-042
UPID
US09-8514009
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
$7.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.54M
Blend (final)
Blend
$7.34M
Owner & transaction history
La Baya Holdings LLC · 4 yrs held
La Baya Holdings LLC
since 2022
Last sale
$7.4M
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,395,000
ML approach
$7,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.34M
Range $6.61M – $8.07M · ±10% · vs last sale $7.35M (Jul 18 2022)
Last sale anchor
$7.35M
Jul 18 2022
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
$163 / 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
$91,526
Tax year 2024
Assessed value
$7,497,000
Assessed 2024
Previous assessed
$7,497,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$5,661,000
Assessed improvement
$1,836,000
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
1982
Heating
NONE
Stories
1
Total area
45,074 SF
Lot
1.61 ac (70,300 SF)
Zoning code
WVM1*
APN
2054-028-042
UPID
US09-8514009
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.
Building & site characteristics
From public records
Year built
1982
Heating
NONE
Stories
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
La Baya Holdings LLC
Entity
Mailing address
21031 VENTURA BLVD STE #420, WOODLAND HILLS, CA 91364-2257
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2022
—
La Baya Holdings LLC
—
Deed
related
$2,944,000 · Cdc Small Business Finance Corp
Jul 18, 2022
$7,350,000
La Baya Holdings LLC
West Hills Properties LLC
Grant Deed
$3,675,000 · First Republic Bank
Nov 1, 2018
$7,690,000
West Hills Properties LLC
Phillip W Bartenetti
Grant Deed
$1,500,000 · The Donald Parker Separate Property
Apr 3, 2018
—
Parker,donald Trust
Chippewa Ents INC
Quit Claim Deed
—
Feb 27, 2014
$7,700,000
Chippewa Ents INC
31225 La Baya Venture LLC
Grant Deed
—
Feb 28, 2012
$4,800,000
31225 La Baya Venture LLC
Mlcfc 2007-7 La Baya Drive LLC
Quit Claim Deed
related
$3,500,000 · Pacific Western Bank
Nov 2, 2011
$4,150,000
Mlcfc 2007-7 La Baya Drive LLC
Beacon Default Mgmt INC
Trustees Deed
related
—
Apr 26, 2007
$10,550,000
Baya Con Dios Venture
31225 La Baya LLC
Grant Deed
$7,385,000 · Pnc Bank
Aug 10, 2005
—
31225 La Baya LLC
Bayer Family Trust
Grant Deed
—
Jun 1, 2005
—
Bayer Family Trust
Weinreb Lawrence & J Trust
Grant Deed
$3,800,000 · Foothill Independent Bank
Sep 26, 2002
$3,730,500
Lawrence,tr
Income Opportunity Realty
Grant Deed
$2,000,000 · Mid-state Bank & Trust Co
Nov 19, 1997
$3,900,000
Income Opportunity Realty Inv
Rbp #5 LP
Grant Deed
$2,925,000 · Cathay Bank
Jan 25, 1990
—
5 Rbp
99
Grant Deed
related
—
—
—
Katz Trust
—
Deed Of Trust
related
$1,120,000 · Wells Fargo Bank
—
—
Rbp #5 Ltd
—
Deed Of Trust
related
$2,750,000 · Bank Of Los Angeles
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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