Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,625,000
Office buildings
445 Beverly Dr Beverly Hills, CA 90212-4419
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8667956
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
TILT-UP CONCRETE
Total area
8,962 SF
Lot
0.12 ac (5,377 SF)
Zoning code
BHC3YY
APN
4330-027-027
UPID
US09-8667956
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
-
Law Offices Of Eric Bryan Seuthe Law Firm
-
Combo Donuts Bakery Discount Store
-
Boardwalk Pictures Inc Film Production
-
Commonwealth Properties Real Estate Agency
-
Fagel Bruce MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.63M
Owner & transaction history
Rafael Ryzman · 1 yrs held
Rafael Ryzman
since 2024
7 recorded transactions
Zoning & alternative use
BHC3YY · Beverly Hills, 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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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%
$3,485,000
6.5%
$3,215,000
7%
$2,985,000
Blend value · Realmo final
$2.63M
Range $2.36M – $2.89M · ±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
$293 / 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
$34,901
Tax year 2024
Assessed value
$2,843,407
Assessed 2024
Previous assessed
$2,843,407
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,152,729
Assessed improvement
$1,690,678
Applied tax rate
2.0000
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
Status
Off-Market
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,962 SF
Lot
0.12 ac (5,377 SF)
Zoning code
BHC3YY
APN
4330-027-027
UPID
US09-8667956
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Zoning BHC3YY · permitted uses
BHC3YY · Beverly Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Rafael Ryzman
Individual
Free & Clear · 1 yrs held
Mailing address
280 S BEVERLY DR STE #407, BEVERLY HILLS, CA 90212-3904
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Oct 11, 2024
—
Rafael Ryzman
Elimor Goldwicht
Quit Claim Deed
—
Nov 30, 2023
$1,000,000
Armon Funding LLC
Commonwealth Properties LLC
Correction Deed
related
—
Nov 29, 2023
$1,000,000
Armon Funding LLC
Commonwealth Properties LLC
Trustees Deed
related
—
Jun 8, 2023
—
Commonwealth Properties LLC
—
Deed
related
—
Jun 22, 2021
—
Commonwealth Properties LLC
—
Deed
related
$8,000,000 · Armon Funding LLC
May 8, 2020
—
Commonwealth Properties LLC
—
Deed Of Trust
related
$3,500,000 · Wyoming Invs LLC
May 13, 2019
—
Commonwealth Properties LLC
—
Grant Deed
related
$2,000,000 · Evergreen Advantage LLC
Oct 15, 1998
—
Commonwh,props
Consol Capial Inv Grp,
Trustees Deed
related
—
—
—
Commonwealth Properties LLC
—
Deed Of Trust
related
$2,800,000 · First Credit Bank
—
—
Commonwealth Properties LLC
—
Deed Of Trust
related
$150,000 · First Credit Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 445 Beverly Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
