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Property profile & analytics
OFF-MARKET
Estimated value
$3,180,000
Apartment buildings
3816 Watseka Ave Culver City, CA 90232-2641
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6222363
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1926
Construction
WOOD
Total area
7,148 SF
Lot
0.15 ac (6,448 SF)
Zoning code
CCC3YY
APN
4207-001-008
UPID
US09-6222363
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
$2.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.18M
Owner & transaction history
Benjamin & Jade Hsi 2016 Trust · 5 yrs held
Benjamin & Jade Hsi 2016 Trust
since 2020
Last sale
$3.2M
4 recorded transactions
Zoning & alternative use
CCC3YY · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.6M
+70.2%
Auto repair, garage
$3.9M
+44.0%
Office building
$3.6M
+33.0%
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 Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City 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
$3,195,000
ML approach
$2,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,700,000
Current use
INDUSTRIAL (GENERAL)
$4,595,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,885,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$3,585,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$3,255,000
Change: +21% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,025,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$2,935,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$3.18M
Range $2.86M – $3.50M · ±10% · vs last sale $3.15M (Oct 23 2020)
Last sale anchor
$3.15M
Oct 23 2020
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
$445 / 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
$45,386
Tax year 2024
Assessed value
$3,349,304
Assessed 2024
Previous assessed
$3,349,304
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,440,778
Assessed improvement
$908,526
Applied tax rate
3.0000
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
1926
Construction
WOOD
Heating
NONE
Cooling
YES
Units
13
Bathrooms
13
Total area
7,148 SF
Lot
0.15 ac (6,448 SF)
Zoning code
CCC3YY
APN
4207-001-008
UPID
US09-6222363
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3YY · Culver City, CA
Zoning CCC3YY · permitted uses
CCC3YY · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1926
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
13
Bathrooms
13
Lot
0.15 ac
Current owner
From public records · entity-resolved
Benjamin & Jade Hsi 2016 Trust
Trust
Free & Clear · 5 yrs held
Mailing address
2632 WILSHIRE BLVDPMB409, SANTA MONICA, CA 90403-4623
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Oct 23, 2020
$3,150,000
Benjamin & Jade Hsi 2016 Trust
Vaupen E & J H F/tr
Grant Deed
—
Jan 16, 2019
—
Vaupen Family Trust
Vaupen,elliot
Affidavit Of Death
—
Oct 18, 2018
—
Vaupen Family Trust
Vaupen,joan F
Affidavit Of Death
—
Mar 17, 1999
—
Vaupen,elliot & Joan H Trustees
Vaupen,e & J F
Quit Claim Deed
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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