New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Office buildings
4060 Watson Plz Dr, Lakewood, CA 90712-4033
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6941929
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
WOOD
Total area
73,590 SF
Lot
3.14 ac (136,774 SF)
Zoning code
LKM1-M2*
APN
7149-002-011
UPID
US09-6941929
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
Current use
Occupant on record · Public records
-
South County Los Angeles County Children Services Social Service Agency Charitable Organization
-
Heather Ziemba Foster Care Service Social Service Agency
-
County Of Los Angeles Departamento De Children And Family Foster Care Service Social Service Agency
-
Della Clayburg Foster Care Service Social Service Agency
-
Denise S. Matsumoto, LCSW Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.51M
Owner & transaction history
Watson Plaza Property LLC · 12 yrs held
Watson Plaza Property LLC
since 2014
7 recorded transactions
Zoning & alternative use
LKM1-M2* · Lakewood, 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 Lakewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakewood 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$34 / 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
$256,958
Tax year 2024
Assessed value
$18,734,724
Assessed 2024
Previous assessed
$18,734,724
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$5,891,423
Assessed improvement
$12,843,301
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Stories
3
Total area
73,590 SF
Lot
3.14 ac (136,774 SF)
Zoning code
LKM1-M2*
APN
7149-002-011
UPID
US09-6941929
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LKM1-M2* · Lakewood, CA
Zoning LKM1-M2* · permitted uses
LKM1-M2* · Lakewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakewood. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
NONE
Stories
3
Lot
3.14 ac
Current owner
From public records · entity-resolved
Watson Plaza Property LLC
Entity
Free & Clear · 12 yrs held
Mailing address
11444 W OLYMPIC BLVD10THFL, LOS ANGELES, CA 90064-1549
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2017
—
Watson Plaza Property LLC
—
Deed
related
$27,873,000 · Miscellaneous Ins Co
Apr 7, 2014
$15,900,000
Watson Plaza Property LLC
Snyder Partners LLC
Grant Deed
—
Jun 30, 2008
—
Snyder Southbay Partners LLC
—
Deed Of Trust
related
$35,000,000 · Allstate Life Insurance Co
Mar 21, 2006
$11,789,500
Snyder Southbay Partners LLC
Watson Land
Grant Deed
$17,500,000 · Allstate Life Insurance Co
Oct 1, 1993
—
Watson Land Co
Watson Land Co
Quit Claim Deed
related
—
—
—
Snyder Southbay Partners LLC
—
Deed Of Trust
related
$5,200,000 · Allstate Life Insurance Co
—
—
Watson Plaza Property LLC
—
Deed Of Trust
related
$27,873,000 · Miscellaneous Ins Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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