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Property profile & analytics
OFF-MARKET
Estimated value
$6,000,000
Office buildings
4353 Park Ter Dr Westlake Village, CA 91361-4638
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7591585
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Construction
TILT-UP CONCRETE
Total area
14,638 SF
Lot
1.18 ac (51,524 SF)
Zoning code
WVRPD12U*
APN
2057-022-025
UPID
US09-7591585
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
$6.00M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$5.80M
Blend (final)
Blend
$6.00M
Owner & transaction history
4353 Park Terrace LLC · 2 yrs held
4353 Park Terrace LLC
since 2024
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
WVRPD12U* · Westlake Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.5M
+42.6%
Neighborhood: shopping center
$8.9M
+33.2%
Auto repair, garage
$6.8M
+1.3%
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 Westlake Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westlake Village 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
$6,000,000
ML approach
$6,000,000
CAP Approach
CAP Return
Estimation
6%
$6,025,000
6.5%
$5,560,000
7%
$5,165,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,685,000
Current use
RESTAURANT
$9,530,000
Change: +43% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$8,910,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,770,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$6,655,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,130,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$5,610,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$6.00M
Range $5.40M – $6.60M · ±10% · vs last sale $6.00M (Mar 18 2024)
Last sale anchor
$6.00M
Mar 18 2024
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
$410 / 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
$61,731
Tax year 2024
Assessed value
$5,199,919
Assessed 2024
Previous assessed
$5,199,919
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$2,016,295
Applied tax rate
10.0000
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
14,638 SF
Lot
1.18 ac (51,524 SF)
Zoning code
WVRPD12U*
APN
2057-022-025
UPID
US09-7591585
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WVRPD12U* · Westlake Village, CA
Zoning WVRPD12U* · permitted uses
WVRPD12U* · Westlake Village, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westlake Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.7M
RESTAURANT
Est. value
$9.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
RETAIL STORES
Est. value
$5.6M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.18 ac
Current owner
From public records · entity-resolved
4353 Park Terrace LLC
Entity
Mailing address
PO BOX 1042, STUDIO CITY, CA 91614-0042
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2024
$6,001,000
4353 Park Terrace LLC
Horseshoe LLC
Grant Deed
$4,500,000 · Citizens Business Bank
Aug 5, 2021
—
Horseshoe LLC
—
Deed
related
$2,695,000 · East West Bank
Apr 14, 2021
—
Horseshoe LLC
—
Deed
related
$195,000 · Fortune Capital LLC
Apr 13, 2021
$4,900,000
Horseshoe LLC
Conico Westlake LLC
Grant Deed
$2,695,000 · East West Bank
Oct 11, 2017
$5,225,000
Conico Westlake LLC
Ohm Beach Lofts 2 LLC
Grant Deed
—
Jul 24, 2017
—
Ohm Beach Lofts 2 LLC
Ohm Beach Lofts 2 LLC
Quit Claim Deed
related
—
Jul 24, 2017
$5,123,000
4373 Park Terrace LLC
Ohm Beach Lofts 2 LLC
Grant Deed
$3,877,500 · First Foun Bk
Dec 9, 2016
$23,100,000
Ohm Beach Lofts 2 LLC
4333 Park Terrace LLC
Grant Deed
—
Jan 10, 2008
—
Belias 2007 Trust
Belias,anastasios & Erika
Quit Claim Deed
related
—
—
—
Majestic Sunrise 2 LLC
—
Loan Modification
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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