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Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Apartment buildings
3873 College Ave Culver City, CA 90232-3639
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6979113
Property summary
AI-generated overview
This exceptional 8-unit apartment building presents a compelling investment opportunity in the highly desirable Culver City market. Boasting 8,912 square feet of gross rentable area on a 9,029-square-foot lot, this two-story, 1973-built property offers a strong current NOI of $156,362, representing a 5.58% cap rate. A pro-forma NOI of $206,787 projects a 7.39% cap rate, indicating significant upside potential. The property features seven two-bedroom/two-bathroom units and one two-bedroom/two-and-a-half-bathroom unit, all well-suited to today's rental market. Residents enjoy gated parking, adding to the property's appeal. The building is situated in a walkable neighborhood with convenient access to shops, services, and public transportation. Its location in Culver City, a hub for tech and media companies, ensures strong rental demand. The asking price is $2,800,000, translating to $350,000 per unit and $314.18 per square foot. The property is currently 88% occupied and zoned LAR3. This well-maintained asset offers a unique opportunity for investors seeking strong returns in a prime location. Individual units are separately metered for gas and electric.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Construction
WOOD
Total area
8,912 SF
Lot
0.21 ac (9,029 SF)
Zoning code
CCR4*
APN
4208-022-029
UPID
US09-6979113
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
$2.75M
CAP Approach
CAP
$2.21M
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$2.72M
Owner & transaction history
Hhw Capital LLC · 1 yrs held
Hhw Capital LLC
since 2025
Last sale
$2.8M
6 recorded transactions
Zoning & alternative use
CCR4* · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.1M
+22.6%
Medical building
$4.1M
+20.5%
Office building
$4.0M
+18.9%
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
$2,635,000
ML approach
$2,745,000
CAP Approach
CAP Return
Estimation
6%
$2,390,000
6.5%
$2,205,000
7%
$2,050,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,365,000
Current use
AUTO REPAIR, GARAGE
$4,120,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$4,050,000
Change: +20% · Conversion: Moderate
OFFICE BUILDING
$3,995,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$3,415,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $2.75M (Jan 30 2025)
Last sale anchor
$2.75M
Jan 30 2025
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
$305 / 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
$14,121
Tax year 2024
Assessed value
$838,762
Assessed 2024
Previous assessed
$838,762
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$252,439
Assessed improvement
$586,323
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
1973
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
17
Total area
8,912 SF
Lot
0.21 ac (9,029 SF)
Zoning code
CCR4*
APN
4208-022-029
UPID
US09-6979113
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCR4* · Culver City, CA
Zoning CCR4* · permitted uses
CCR4* · 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
$3.4M
AUTO REPAIR, GARAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.0M
RETAIL STORES
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1973
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
17
Lot
0.21 ac
Current owner
From public records · entity-resolved
Hhw Capital LLC
Entity
Mailing address
3974 ASTAIRE AVE, CULVER CITY, CA 90232-3701
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
—
Hhw Capital LLC
—
Deed
related
$2,925,000 · Bank Of Hope
Jan 30, 2025
$2,750,000
Hhw Capital LLC
Alesta Pacelli
Grant Deed
$1,800,000 · Provident Savings Bank
Aug 12, 1999
—
Ericsson,don H & Carolyn S Trust
Ericsson,d H & C
Quit Claim Deed
related
—
Sep 13, 1995
$515,000
Don H Ericsson
Williams,russell
Grant Deed
$386,250 · Home Savings Of America
—
—
Russell Williams
—
Deed Of Trust
related
$168,310 · Culver National Bank
—
—
Russell Williams
—
Deed Of Trust
related
$200,000 · Williams Rebecca
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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