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Property profile & analytics
OFF-MARKET
Estimated value
$22,040,000
Office buildings
31255 Cedar Vly Dr Westlake Village, CA 91362-4014
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8492911
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TILT-UP CONCRETE
Total area
71,464 SF
Lot
2.49 ac (108,574 SF)
Zoning code
WVM1*
APN
2054-031-082
UPID
US09-8492911
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
$27.15M
Comparable Approach
Comparable
$25.43M
Blend (final)
Blend
$22.04M
Owner & transaction history
Oaks Christian School · 13 yrs held
Oaks Christian School
since 2012
7 recorded transactions
Zoning & alternative use
WVM1* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$33.1M
+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%
$29,410,000
6.5%
$27,150,000
7%
$25,210,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$32,640,000
Current use
AUTO REPAIR, GARAGE
$33,055,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$32,485,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$29,920,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$27,390,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$22.04M
Range $19.84M – $24.24M · ±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
$308 / 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
$11,132
Tax year 2024
Assessed value
$15,530,274
Assessed 2024
Previous assessed
$15,530,274
+0.0% YoY
Effective rate
0.07%
On assessed value
Assessed land
$3,549,406
Assessed improvement
$11,980,868
Applied tax rate
8.0000
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
Buildings
2
Stories
2
Total area
71,464 SF
Lot
2.49 ac (108,574 SF)
Zoning code
WVM1*
APN
2054-031-082
UPID
US09-8492911
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
$32.6M
AUTO REPAIR, GARAGE
Est. value
$33.1M
MEDICAL BUILDING
Est. value
$32.5M
INDUSTRIAL (GENERAL)
Est. value
$29.9M
RETAIL STORES
Est. value
$27.4M
OFFICE BUILDING Current
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
2.49 ac
Current owner
From public records · entity-resolved
Oaks Christian School
Individual
Mailing address
31749 LA TIENDA RD, WESTLAKE VILLAGE, CA 91362-4010
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2012
$11,750,000
Oaks Christian School
Msp Westlake Plaza LLC
Grant Deed
—
Sep 19, 2012
—
Oaks Christian School
—
Deed Of Trust
related
$6,000,000 · Us Bank NA
Jun 26, 2012
$5,134,551
Msp Westlake Plaza LLC
Mef Realty LLC
Grant Deed
$189,600,000 · Deutsche Bank Trust Co Americas
Aug 16, 2007
—
Mef Realty LLC
Westlake Plaza Business Park LLC
Grant Deed
—
Jan 22, 2001
—
Plaza Business P Westlake
Hillside Corporate Center,
Grant Deed
related
—
Jul 30, 1999
—
Hillside Center
Principal Life Ins,
Trustees Deed
related
—
Jul 30, 1999
$6,100,000
Hillside Corporate Center LLC
—
Grant Deed
related
—
Jun 17, 1988
$2,834,500
31255 Westlake Plaza Ltd
Unknown
Grant Deed
—
—
—
Hillside Corporate Center LLC
—
Deed Of Trust
related
$4,550,000 · Foothill Independent Bank
—
—
Plaza Business Park L Westlake
—
Deed Of Trust
related
$5,850,000 · First Colony Life Insurance Co
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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