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Property profile & analytics
OFF-MARKET
Estimated value
$14,960,000
Hotels
449 Beverly Dr Beverly Hills, CA 90212-4428
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8667951
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1954
Construction
TILT-UP CONCRETE
Total area
21,403 SF
Lot
0.38 ac (16,497 SF)
Zoning code
BHC3YY
APN
4330-027-002
UPID
US09-8667951
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
-
Concord: Eric von Bluecher - Real Estate Investments Real Estate Agency
-
Glotzer & Leib, LLP Law Firm
-
Concord Companies Real Estate Agency
-
SunTrust Restoration Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.76M
Blend (final)
Blend
$14.96M
Owner & transaction history
Cathay Bank · 1 yrs held
Cathay Bank
since 2025
Last sale
$17.5M
7 recorded transactions
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.9M
+54.7%
Neighborhood: shopping center
$13.0M
+44.6%
Apartment house (5+ units)
$11.1M
+23.2%
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
$15,420,000
ML approach
$9,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$9,010,000
Current use
RESTAURANT
$13,935,000
Change: +55% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,025,000
Change: +45% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,095,000
Change: +23% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,900,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$9,730,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$14.96M
Range $13.46M – $16.46M · ±10% · vs last sale $17.50M (Aug 1 2022)
Last sale anchor
$17.50M
Aug 1 2022
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
$699 / 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
$216,080
Tax year 2024
Assessed value
$17,850,000
Assessed 2024
Previous assessed
$17,850,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$15,300,000
Assessed improvement
$2,550,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
21,403 SF
Lot
0.38 ac (16,497 SF)
Zoning code
BHC3YY
APN
4330-027-002
UPID
US09-8667951
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.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$9.0M
RESTAURANT
Est. value
$13.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.7M
HOTEL/MOTEL Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Cathay Bank
Entity
Mailing address
449 S BEVERLY DR, BEVERLY HILLS, CA 90212-4428
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2025
$6,000,000
Cathay Bank
Concord 449 South Beverly Drive LLC
Trust Deed
related
—
Oct 26, 2023
—
Concord 449 South Beverly Drive LLC
—
Deed
related
$5,000,000 · Cdc Small Business Finance Corp
Aug 1, 2022
$17,500,000
Concord 449 South Beverly Drive LLC
449 South Beverly Drive INC
Grant Deed
$10,000,000 · Cathay Bank
Aug 1, 2022
—
449 South Beverly Drive LLC
—
Deed
related
$4,867,950 · Cathay Bank
Jul 29, 1994
$1,900,000
449 South Beverly Dr INC
Great Western Ba
Grant Deed
$1,520,000 · Great Western Bank
Apr 8, 1994
$1,060,050
Great Western Bank
449 Beverly Ptsh
Trustees Deed
related
—
Dec 15, 1988
$4,200,000
Beverly 449
Gw
Grant Deed
$3,960,000 · Great Western Bank
Feb 29, 1988
$1,000
Allied Media
First
Grant Deed
related
—
—
—
449 South Beverly Drive INC
—
Deed Of Trust
related
$605,000 · First Republic Bank
—
—
449 South Beverly Drive INC
—
Deed Of Trust
related
$1,450,000 · Washington Mutual Fsb
—
—
449 South Beverly Drive INC
—
Deed Of Trust
related
$800,000 · Washington Mutual Fsb
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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