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Property profile & analytics
OFF-MARKET
Estimated value
$3,615,000
Apartment buildings
324 Rexford Dr 3 Beverly Hills, CA 90212-4642
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9849788
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Construction
WOOD
Total area
9,368 SF
Lot
0.14 ac (6,071 SF)
Zoning code
BHR4YY
APN
4331-015-027
UPID
US09-9849788
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
$2.32M
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$3.62M
Owner & transaction history
Rexford Bev LLC
Rexford Bev LLC
since 2026
Last sale
$4.2M
4 recorded transactions
Zoning & alternative use
BHR4YY · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.7M
+17.4%
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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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%
$2,510,000
6.5%
$2,320,000
7%
$2,155,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,855,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,700,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,335,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$4,260,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.62M
Range $3.25M – $3.98M · ±10% · vs last sale $4.15M (Feb 20 2026)
Last sale anchor
$4.15M
Feb 20 2026
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
$386 / 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
$16,906
Tax year 2024
Assessed value
$1,309,332
Assessed 2024
Previous assessed
$1,309,332
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$438,473
Assessed improvement
$870,859
Applied tax rate
2.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
15
Total area
9,368 SF
Lot
0.14 ac (6,071 SF)
Zoning code
BHR4YY
APN
4331-015-027
UPID
US09-9849788
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHR4YY · Beverly Hills, CA
Zoning BHR4YY · permitted uses
BHR4YY · Beverly Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1968
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
15
Lot
0.14 ac
Current owner
From public records · entity-resolved
Rexford Bev LLC
Entity
Free & Clear · 0 yrs held
Mailing address
518 N RODEO DR, BEVERLY HILLS, CA 90210-3242
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2026
$4,150,000
Rexford Bev LLC
Behar Family Living Trust
Grant Deed
—
Jul 8, 2021
—
Haim Behar
Julia Enterprise Properties LLC
Re-recorded Document
related
—
Feb 3, 2021
—
Julia Enterprise Properties LLC
Haim Behar
Quit Claim Deed
related
—
Nov 9, 1992
—
Behar Haim
—
Deed Of Trust
related
—
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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