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Property profile & analytics
OFF-MARKET
Estimated value
$2,870,000
Industrial properties
31265 La Baya Dr Westlake Village, CA 91362-4025
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8322751
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1979
Construction
TILT-UP CONCRETE
Total area
19,970 SF
Lot
1.1 ac (47,747 SF)
Zoning code
WVM1*
APN
2054-028-044
UPID
US09-8322751
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
$3.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.87M
Owner & transaction history
Judith Blane Goldwater · 1 yrs held
Judith Blane Goldwater
since 2025
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,875,000
6.5%
$3,580,000
7%
$3,325,000
Blend value · Realmo final
$2.87M
Range $2.58M – $3.16M · ±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
$144 / 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
$31,690
Tax year 2024
Assessed value
$2,480,412
Assessed 2024
Previous assessed
$2,480,412
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$930,151
Assessed improvement
$1,550,261
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
19,970 SF
Lot
1.1 ac (47,747 SF)
Zoning code
WVM1*
APN
2054-028-044
UPID
US09-8322751
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Judith Blane Goldwater
Individual
Mailing address
PO BOX 23277, VENTURA, CA 93002-3277
Ownership since
2025
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
Apr 14, 2025
—
Judith Blane Goldwater
Judith B Goldwater
Deed
related
—
Aug 6, 2019
—
Stine,d Trust
Stine,dorothy
Quit Claim Deed
related
—
Dec 10, 2018
—
Goldwater,joseph & Judith F Trust
Goldwater,judith B
Quit Claim Deed
related
—
Oct 26, 2017
—
Stine Bj & Pa Trust
Stine,bradley J
Quit Claim Deed
related
—
Oct 26, 2016
—
Judith B Goldwater
—
Deed
related
$504,083 · Alger Properties LP
May 15, 2015
—
Kiunke,t & E Family Trust
Kiunke Tyron S
Quit Claim Deed
related
—
Oct 23, 2006
—
Kiunke Family Trust
Kiunke,valerie M
Quit Claim Deed
related
—
Aug 28, 2006
$58,500
Judith B Goldwater
Goldwater,lewis A
Grant Deed
—
Jul 6, 2006
—
Judith B Goldwater
Alger Family Trust
Grant Deed
related
—
Jan 27, 1998
—
Goldwater,judith B Co-trustee
Goldwater,j B Co-trustee
Quit Claim Deed
related
—
Oct 2, 1997
$1,600,000
Alger Trust
Westoaks Investments
Grant Deed
—
—
—
Alger Family Trust
—
Deed Of Trust
related
$685,000 · Alger Properties LP
—
—
Alger,tr
—
Deed Of Trust
related
$675,000 · Pacific Capital Commercial Mtg
—
—
Judith B Goldwater
—
Deed Of Trust
related
$504,083 · Alger Properties LP
—
—
Westoaks Inv 60
—
Deed Of Trust
related
$250,000 · Independence Bank Fsb
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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