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Property profile & analytics
OFF-MARKET
Investment properties
438 La Cienega Blvd West Hollywood, CA 90048-1907
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7297397
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1946
Construction
WOOD
Total area
7,571 SF
Lot
0.25 ac (10,712 SF)
Zoning code
LAC2
APN
5514-001-004
UPID
US09-7297397
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
by Request
Owner & transaction history
440 La Cienega Properties LLC
440 La Cienega Properties LLC
since 2026
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
LAC2 · West Hollywood, 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 West Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hollywood 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
—
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
$19,959
Tax year 2024
Assessed value
$1,562,515
Assessed 2024
Previous assessed
$1,562,515
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,413,958
Assessed improvement
$148,557
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
7,571 SF
Lot
0.25 ac (10,712 SF)
Zoning code
LAC2
APN
5514-001-004
UPID
US09-7297397
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · West Hollywood, CA
Zoning LAC2 · permitted uses
LAC2 · West Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hollywood. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
440 La Cienega Properties LLC
Entity
Mailing address
1014 LAUREL LN, BEVERLY HILLS, CA 90210-2302
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
$5,275,000
440 La Cienega Properties LLC
The Shayesteh And Kamran Living Tru
Grant Deed
$10,000,000 · Live Oak Banking Company
Feb 25, 2026
—
The Vicotria & Davoud Living Trust
Davoud Neman
Deed
$400,000 · Live Oak Banking Company
Dec 15, 2023
—
Kamran Noman
Kamran Noman
Intrafamily Transfer
related
—
Feb 17, 2022
—
Mahin Nassi Neman
Mahin Nassi Neman
Intrafamily Transfer
related
—
Jul 26, 2021
—
Mahin Nassi Neman
Soleyman Neman
Affidavit Death Of Trustee/successor Trustee
related
—
Apr 29, 2005
—
Neman Soleyman & Mahin Trust
Neman,soleyman
Quit Claim Deed
related
—
Mar 21, 2002
—
Neman,soleyman & Mahin N Tr
Neman,s & M N
Quit Claim Deed
related
—
Oct 10, 2001
—
Neman,nourollah & Shahnaz Tr
Neman,n & S
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.
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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