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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Specialty properties
3940 Higuera St Culver City, CA 90232-2505
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7362950
Property profile
Verified
Property type
Specialty properties
Use group
KENNEL
Year built
1957
Construction
TILT-UP CONCRETE
Total area
8,530 SF
Lot
0.27 ac (11,577 SF)
Zoning code
CCM1*
APN
4206-015-041
UPID
US09-7362950
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.00M
Owner & transaction history
A J Gardner Family Trust
A J Gardner Family Trust
since 2025
7 recorded transactions
Zoning & alternative use
CCM1* · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
map15 zoning
Top alternative use upside
Restaurant
$1.4M
+33.1%
Auto repair, garage
$1.3M
+25.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
KENNEL
$1,015,000
Current use
RESTAURANT
$1,350,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,275,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$1,010,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±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
$117 / 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
$46,034
Tax year 2024
Assessed value
$3,836,790
Assessed 2024
Previous assessed
$3,836,790
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,352,196
Assessed improvement
$1,484,594
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
Specialty properties
Use group
KENNEL
Status
Off-Market
Year built
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,530 SF
Lot
0.27 ac (11,577 SF)
Zoning code
CCM1*
APN
4206-015-041
UPID
US09-7362950
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCM1* · Culver City, CAZoning CCM1* · permitted uses
CCM1* · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
map15 zoning
Alternative use value scenarios
Repositioning upside vs current use
KENNEL Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.0M
KENNEL Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
A J Gardner Family Trust
Trust
Mailing address
105 KEHOE WAY #54, INVERNESS, CA 94937-9743
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2025
—
A J Gardner Family Trust
Allan Joel Gardner
Deed
related
$10,000,000 · Live Oak Banking Company
Nov 20, 2025
$5,350,000
Benjamin Apatow Living Trust
Andrea Gardner Apatow Exempt Trust
Grant Deed
—
Oct 28, 2025
—
Benjamin Apatow Livng Trust
Apatow Living Trust
Deed
related
—
Apr 19, 2023
—
Andrea Gardner Apatow
Andrea Gardner Apatow
Intrafamily Transfer
related
—
Jan 26, 2021
—
Apatow,benjamin Living Trust
Benjamin Apatow
Quit Claim Deed
related
—
Jan 22, 2021
—
Apatow,beniamin Living Trust
Gardner Jennifer L/tr
Quit Claim Deed
related
—
Jan 14, 2021
—
Benjamin Apatow
Apatow Andrea G Trust
Quit Claim Deed
related
—
Apr 12, 2018
—
Apatow,benjamin Living Trust
Apatow,benjamin
Quit Claim Deed
related
—
Nov 2, 2017
—
Benjamin Apatow
Gardner,jennifer
Quit Claim Deed
—
Sep 19, 2017
—
Benjamin Apatow
Apatow,andrea G
Quit Claim Deed
related
—
Sep 13, 2017
—
Jennifer Gardner
Gardner Jennifer Trust
Quit Claim Deed
related
—
Aug 25, 2017
—
Andrea G Apatow
Apatow Andrea G Trust
Quit Claim Deed
related
—
Jan 3, 2013
—
Gardner Jennifer Living Trust
Gardner,jennifer
Quit Claim Deed
related
—
Dec 26, 2012
—
Gardner A J Family Trust
Gardner A J Family Trust
Quit Claim Deed
related
—
Dec 13, 2012
—
Gardner A J Family Trust C
Gardner A J Family Trust
Quit Claim Deed
related
—
Dec 5, 2012
—
Andrea G Trust
Apatow,andrea J G
Quit Claim Deed
related
—
Oct 2, 2002
—
Andrea J Apatow
Gardner,a J Tr
Grant 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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